My financial adviser has requested my Handforth solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to find this out. I have e-mailed my local Handforth branch but they have not responded to me.
You are best placed to get this information from your Handforth conveyancing practitioner . They retain a central record lender panel numbers.
We are purchasing a flat and need a conveyancing solicitor in Handforth who is on the Kent Reliance solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Handforth.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Handforth property lawyer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Handforth solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Handforth postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Handforth.
I have finally had an offer on an apartment in Handforth accepted, but there is a chain. The vendors have placed an offer on somewhere, however it’s not been accepted yet, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Handforth. What should be my next step? When do I get the mortgage application with Co-operative started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Handforth conveyancing search fees, etc). The first thing to do is ensure that your property lawyer is on the Co-operative approved list. As to the next stages this very much depends on the circumstances of your case, motivation for this property and on the state of the market. In a hot market many home buyers will apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they ask their property lawyer to move forward with the conveyancing in Handforth.
Various web forums that I have frequented warn that are the primary cause of stalling in Handforth conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Handforth.
I'm buying my first flat in Handforth with a loan from Birmingham Midshires. The developers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my lawyer about this extras as it will adversely affect my loan with Birmingham Midshires. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.