Me and my fiance are intending to buy a 3 bedroom flat in Flitwick with a mortgage. We like our Flitwick conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Flitwick and pay for one of their panel firms to represent them. This feels very unfair; can we not demand that the bank use our Flitwick ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Flitwick conveyancing lawyer to apply to be on the conveyancing panel.
I'm the only beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Flitwick. The Flitwick property was put into my name in . I plan to dispose of the house. I do know about the CML six month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the house in . Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some banks would take a sensible view as this provision is principally there to pick up on the purchase and immediately sell or the quick reselling of property.
We have agreed to purchase a house in Flitwick. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?
As your lender is your lawyer must comply with the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for . The CML Handbook sets out minimum conditions for solar panel roof-space leases, and are required to report to where a lease does not meet these specifications. The requirements relate to the installation of panels on properties nationwide and is not limited to Flitwick.
Intending to buy a flat in Flitwick. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the 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 Flitwick is on the conveyancing panel.
I am selling our house in Flitwick and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a web based conveyancing practice as opposed to a conveyancing solicitor in Flitwick. Having lived in Flitwick for three years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You need to enquire of 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)
4 months have elapsed since my purchase conveyancing in Flitwick concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Given that I will soon part with 450k on a garden flat in Flitwick I would like to have a conversation with the solicitor about mytransaction ahead of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your property ownership legalities in Flitwick.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Flitwick should be the amount on the final invoice that you end up paying.