The Shelfield conveyancing firm handling our Shelfield conveyancing has discovered a difference between the assumptions in the valuation report and what is revealed within the legal papers for the property. My lawyer informs me that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to appoint a high street conveyancing solicitor in Shelfield?
You should check but the the likelihood is that give you one of their panel solicitors if you want the "fee-free" offer. Contact the bank to determine if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Shelfield.
We are intent on selling our house in Shelfield and according to the buyers it appears that there is a risk of it being built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Shelfield. Having lived in Shelfield for many years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? 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 health insurance to cover that same sickness)
I am purchasing my first flat in Shelfield with a loan from TSB. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about this extras as it could put at risk my loan 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 has encouraged me to appoint his conveyancing solicitors in Shelfield. Should I use them?
No doubt it’s preferable to select a conveyancing practitioner is to have feedback from friends or family who have experience in using the firm you're contemplating using.