Much to our surprise we have been notified by our estate agent that my Sudbury solicitor is not on the bank Solicitor panel. What can I do to be sure whether this is correct?
You need to call your Sudbury conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
My husband and I have organised the release of further monies on our mortgage from Nationwide as we intend to conduct a loft conversion to our home in Sudbury. Are we obliged to choose a bricks and mortar Sudbury solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
It is not clear whether my bank requires a lease extension. I have telephoned my Sudbury bank branch on numerous occasions and was informed it wasn't an issue and they will lend. My Sudbury conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancer must comply with the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a flat in Sudbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sudbury property lawyer is on the Kent Reliance conveyancing panel.
I'm purchasing my first flat in Sudbury benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of additionals instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it could put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My father-in-law has encouraged me to appoint his lawyers for conveyancing in Sudbury. Do I follow his guidance?
Much as we are happy to recommend a Sudbury conveyancing lawyer the ideal way to choose a conveyancing lawyer is to seek feedback from friends or relatives who have experience in using the firm that you are contemplating using.
My aunt completed her conveyancing in Sudbury in 2008. She has been married, widowed and in recent months got remarried. She now intends to dispose of the Sudbury property. I believe she will just be asked to provide a copy of the marriage papers to the lawyer but she is anxious it will delay the house move. Should she appoint a conveyancer to update the Land Registry documents for the property?
You are not required to update the register on the basis that you have the evidence required to show how the name change occurred.
The buyer’s property lawyer will check the registered entries and require evidence to establish the name change e.g. marriage certificates.