My Conveyancer in Saxmundham has never been on on the The Mortgage Works Solicitor Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the The Mortgage Works list of approved lawyers?
Your options are as follows:
- Carry on with your existing Saxmundham lawyers but The Mortgage Works will need to instruct a lawyer on their list of acceptable firms. This will result in additional overall legal charges and cause frustration.
- Choose a new solicitor to to deal with the purchase, remembering to check they are The Mortgage Works approved.
- Persuade your The Mortgage Works based solicitor to try to join the The Mortgage Works panel
My colleague suggested that where I am buying in Saxmundham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Saxmundham conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Saxmundham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Saxmundham.
I'm buying my first flat in Saxmundham with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my solicitor about this extras as it could put at risk my loan with Santander. Is this normal?.
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.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Saxmundham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Saxmundham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Saxmundham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saxmundham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How straightforward is it to use your search app to get a costs illustration from a conveyancing solicitor in Saxmundham on the approved list for my bank?
Step one is to pick a lender such as National Westminster Bank, The Royal Bank of Scotland or Godiva Mortgages Ltd then choose your location such as Saxmundham. Conveyancing practices in Saxmundham and across England and Wales should be identified.