Having been told to check out your site we were about to go ahead with a conveyancing solicitor in Wombwell listed using your search tool but have come across alternative estimates on the internet seem cheaper – why is this?
You can find lots of conveyancers marketing at first sight what seems to be extremely cheap conveyancing in Wombwell. We suggest that you think long and hard about how important this transaction is to you that you are willing to take 'cheap' risks with regard to the standard of the conveyancing. Many of them highlight a low quote as a headline but conceal additional fees in the small print..
What is the optimum way to find out if the solicitor handling my conveyancing in Wombwell is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus paying £187.00 plus VAT in supplemental conveyancing costs.
Feel free to take advantage of the search tool on this web page. Pick the lender and type ‘Wombwell’ or your preferred area and you will be presented with numerous conveyancers located in Wombwell or near you.
We previously appointed solicitors located in Wombwell on the Kent Reliance solicitor approved list. They are now charging me a further sum for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your solicitor can charge a fee for this. The fee is not dictated by Kent Reliance but by your Wombwell conveyancing practitioner. Some firms on the Kent Reliance panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.
I have paid off my mortgage with HSBC. I assume I don't need a Wombwell property lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Wombwell building society branch on various occasions and was reassured it wasn't a problem and they would lend. My Wombwell conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the conveyancer is on the mortgage company panel, they must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I'm buying a new build house in Wombwell with a loan from Nottingham Building Society. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my lawyer about this extras as it may impact my mortgage with the bank. 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.
Why do I have to provide my conveyancing practitioner with various items of identification ahead of starting selling or purchasing a property in Wombwell?
Wombwell solicitors are duty bound by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to certify that the have checked the identity of their clients. It will also be a requirement of your bank where you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, national insurance number and DOB.