My partner and I are acquiring a newly constructed flat in Ardwick and my solicitor is telling me that she is duty bound to the bank to disclose incentives from the seller. I am under pressure to exchange and I have no desire to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We note that you have a search directory identifying law firms on the Kent Reliance conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Ardwick?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ardwick.
I am considering refinancing my home in Ardwick, does my lawyer have to be on the Co-operative Conveyancing panel?
In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative 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.
When it comes to lenders such as HSBC, do Ardwick property lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
About to purchase house in Ardwick. 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 Lloyds 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 Ardwick lawyer is on the Lloyds conveyancing panel.
After what feels like an age I have had an offer on an apartment in Ardwick agreed to, but there is a chain. The vendors have offered on somewhere, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Ardwick. What do I do now? When do I get the mortgage application with UBS started?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Ardwick conveyancing search fees, etc). First, you should check that your property lawyer is on the UBS approved list. Concerning the subsequent stages this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a hot market many purchasers will apply for the mortgage with UBS and pay for the valuation and only if it comes back ok would they pay their conveyancer to proceed with searches.
Do I need to pay for insurance to cover chancel repairs when purchasing a house in Ardwick?
Unless a previous acquisition of the property completed after 12 October 2013 you can expect lawyers conducting conveyancing in Ardwick to continue to advocate a chancel search and or chancel repair liability insurance.
I need to instruct a conveyancing lawyer in Ardwick for my home move. Is it possible to see a firm’s complaints history with the legal regulator?
You may find published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.