Am I correct in assuming that the fact that my solicitor in Ashford is not listed on my lender's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Ashford conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
This question may be naive but I am new to the home moving as a first time purchaser of a two bedroom flat in Ashford. Do I pick up the keys to the property on the completion date from my conveyancer? If so, I will use a local conveyancing solicitor in Ashford?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
Does a directory service exist listing Coventry BS panel solicitors in Ashford on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings viewable over the internet. If you are seeking to appoint a Ashford lawyer on the Coventry BS please make the most of our facility.
Two weeks ago we had a mortgage agreed in principle with Virgin Money. Ashford conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money completed the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
What can a local search reveal about the house my wife and I buying in Ashford?
Ashford conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search plays a central part in many a Ashford conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am buying my first flat in Ashford with a loan from Alliance & Leicester . The developers would not move on the price so I negotiated 6k of extras instead. The house builders rep told me not reveal to my solicitor about the deal as it may affect my loan with the bank. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Ashford is the location of the property. What do you suggest?
Flying freeholds in Ashford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ashford you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ashford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the estate of my father I am selling a property in Neath but reside in Ashford. My solicitor (approximately 200 kilometers awayhas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Ashford to witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Ashford