Recently contacted my conveyancing lawyer in Thurston who completed the legal work 18 months ago requesting a conveyancing quote based on the same type of house move (a leasehold premises and a freehold property) of similar values with a home loan from Birmingham Midshires. I am now being charged double. Am I right to be tempted to shop around for an alternative property lawyer?
The charges are a little high. If you are content to expend time scrutinising charges you might get the conveyancing a bit cheaper by say £100 plus VAT. On the other hand, assuming were happy with the legal work the firm offered you maylive to regret choosing an a cheaper conveyancer. If is important to be sure that the solicitor can act for Birmingham Midshires. Do utilise our search tool to find a Thurston conveyancing firm on the Birmingham Midshires approved list of lawyers, which can often include conveyancing solicitors in Thurston.
Our conveyancer has uncovered a a problem with the lease for the property we are purchasing in Thurston. The seller’s lawyers have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor has advised that he must check that the bank is content with this solution. Are we the client or is the mortgage company ?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. The appropriate lender requirements have to be complied with.
My wife and I are downsizing from our house in Thurston and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Thurston. Having lived in Thurston for three years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am buying my first flat in Thurston with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my conveyancer about the extras as it may put at risk my mortgage with the lender. Should I keep quiet?.
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.
Due to the advice of my in-laws I had a survey completed on a property in Thurston in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend not issue a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Thurston. Conveyancing will be smoother if you use a solicitor in Thurston especially if they are accustomed to such properties in Thurston.