Am I correct in assuming that the fact that my conveyancer in Aston Clinton is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent 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 Aston Clinton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We were going to get a DIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Aston Clinton solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Aston Clinton solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
My partner and I are at the point of viewing apartments in Aston Clinton and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Aldermore.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are taking out a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on a house in Aston Clinton. My mortgage broker suggested a lawyer. I paid an on account payment of £175. Soon after, the solicitor called me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What does a local search inform me regarding the property my wife and I buying in Aston Clinton?
Aston Clinton conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search is essential in every Aston Clinton conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications applicable to the property (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 13 subject headings.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Aston Clinton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Aston Clinton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying my first flat in Aston Clinton with a loan from Virgin Money. The sellers refused to move on the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my solicitor about this deal as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
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'm purchasing a apartment in Aston Clinton. I have found my conveyancer's company on the CLC list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?
Not all staff in the company must be listed by the regulator. Provided there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unlicensed staff.