We are buying a property and require a conveyancing solicitor in Grove who is on the Leeds Building Society approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Grove.
I am considering applying for a RBS mortgage for purchase of a new build (under development) in Grove with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
This question may be naive but I am wet behind the ears as a first time buyer of a garden flat in Grove. Do I pick up the keys to the premises on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Grove?
On the day of completion you do not need to go to the conveyancers office in Grove. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Is it correct that all Grove CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved solicitors?
Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Grove solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Grove postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Grove.
I'm purchasing a new build house in Grove with a mortgage from The Royal Bank of Scotland. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my lawyer about the side-deal as it will affect 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.
As co-executor for the will of my aunt I am selling a house in Swansea but reside in Grove. My conveyancer (approximately 250 miles from mehas requested that I sign a stat dec before completion. Can you recommend a conveyancing solicitor in Grove to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Grove based