Unfortunately I am unable to travel far from Abridge. I would like to know the understand why all Abridge lawyers aren't included on all bank panels?
Before the recession most lenders displayed an attitude to risk which is different from today. The FSA in 2010 carried out a thematic review into mortgage fraud which concluded: know the solicitors on your panel. Accordingly, banks have subsequently requiredmore information from law firms concerning their operations and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Many firms have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of amount of transactions the lenders insisted on.
Our mortgage company has recommended a law firm on their panel based in Abridge but I would rather use a conveyancing lawyer in Abridge local to me. Can you assist?
Not all Abridge conveyancing solicitors are listed all lender’s conveyancing panel. Please make the most of the above search tool to choose a Abridge conveyancing conveyancer on the on the mortgage company panel.
We are getting the release of further monies on our mortgage from Coventry BS as we want to conduct a loft conversion to our property in Abridge. Are we obliged to select a high street Abridge solicitor on the Coventry BS conveyancing panel to deal with the paperwork?
Coventry BS don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.
I am selling my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being difficult. The Abridge solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Clydesdale have agreed my home loan in principle, my bid on a property in Abridge has been accepted, what happens next?
Your estate agent will want to be informed of your lawyer's details (ensure that the property lawyers are on the bank’s panel). Telephone Clydesdale or the broker and finish off any outstanding paperwork. Clydesdale will appoint a valuer who will get in contact with the selling agent or seller to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Clydesdale will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Abridge.
I used Arc property Solicitors a few years ago for my conveyancing in Abridge. I now require my papers however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Abridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Abridge with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this extras as it may put at risk my loan with the bank. 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.
I opted to have a survey carried out on a property in Abridge before appointing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks may refuse to give a mortgage on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Abridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Abridge to see if the conveyancing will be more expensive.