Are you able to recommend a Birmingham Midshires approved Lancashire conveyancing lawyer who can have us moved in within 28 days? Am I best advised to go for a local Lancashire firm or a national comparison site?
We can recommend some very good Lancashire conveyancing firms. Another option is to visit the main road in Lancashire. Visit a couple of law practices and request to see a conveyancing solicitor for a costs illustration. Explain your requirements together with your reasons and get a commitment on your deadline. Select the one that you are most comfortable with.
Do lenders provide you with an approved list of Lancashire conveyancing solicitors? How do you know who is on the Nationwide conveyancing panel?
Lancashire conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
I am purchasing a property and need a conveyancing solicitor in Lancashire who is on the Virgin Money conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Lancashire. We dont recommend any particular firm.
I am being advised by my lawyer that flying freehold insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Lancashire?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Is it the case that all Lancashire solicitor firms on the RBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
It is not clear whether my lender requires a lease extension. I have called into my local Lancashire bank branch on various occasions and was told they are content with the situation and they would lend. My Lancashire conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend based on their published requirements. I simply don't know who is right.
The conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 am purchasing a new build house in Lancashire benefiting from help to buy. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The sale representative advised me not inform my lawyer about the extras as it may impact my loan with the lender. Do I keep my lawyer in the dark?.
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.