Can you suggest a Yorkshire Building Society approved Wallasey conveyancing lawyer who can have us moved in within a short deadline? Would it be better to use a high street Wallasey solicitor or an online conveyancer?
We would be happy to suggest some excellent Wallasey conveyancing firms. You can also walk up the main road in Wallasey. Visit some well established law practices and request to see a conveyancing solicitor for a fee estimate. Discuss your expectations together with the reasons and get a commitment on speed. Choose the lawyer that genuine.
Having sold my house in Wallasey last March but our buyer keeps e-mailing me to moan that his conveyancer needs to hear from mylawyer. What should have happened now that I have sold?
Post completion of your house sale your lawyer should forward the transfer documentation and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor should also evidence that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There is unlikely to be post completion steps specific conveyancing in Wallasey.
We are hoping to buy a 1 bedroom flat in Wallasey with a loan from The Mortgage Works.We use our Wallasey conveyancing practitioner but The Mortgage Works informed us she’s not on their approved list of member firms. We have to appoint a The Mortgage Works panel solicitor or keep our local solicitor and pay for a The Mortgage Works panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that The Mortgage Works use our lawyer?
No, not really. The mortgage offered to you is subject to its terms and conditions, a common one being that solicitors needs to be on the The Mortgage Works conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for The Mortgage Works
We expect to receive a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Wallasey solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Wallasey solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being difficult. The Wallasey solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a apartment in Wallasey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Wallasey property lawyer is on the Bank of Ireland conveyancing panel.
I'm buying my first flat in Wallasey benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of additionals instead. The estate agent told me not inform my solicitor about the deal as it would adversely affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.