I am progressing with the sale of my home in Bloxham and the EA has just called to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the lender will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only deal with specific law firms rather the firm that they want to choose for their conveyancing in Bloxham ?
Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
We are planning to buy with Darlington Building Society. I went into a few local practices but cant to find a Bloxham conveyancing firm on the Darlington Building Society panel. Could you help?
You should take advantage of the find a lender approved solicitor tool on this web page. Please choose the lender and type Bloxham or your preferred area and you will be presented with numerous solicitors based in Bloxham or near you.
My aunt informed me that in buying a property in Bloxham there may be various restrictions preventing external changes to a property. Is this right?
There are a number of properties in Bloxham which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Bloxham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Bloxham solicitors on the Santander conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I had an offer accepted on an apartment in Bloxham on 8/11/2024, valuation was booked 3 days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing a property and the solicitor has identified Chancel Repair to which the house could be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly necessary for conveyancing in Bloxham
Unless a prior acquisition of the premises completed after 12 October 2013 you can take it that lawyers handling conveyancing in Bloxham to remain encouraging a chancel search and or chancel repair liability insurance.
I am buying my first flat in Bloxham with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my conveyancer about the side-deal as it would affect my loan with Norwich and Peterborough Building Society. 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.
I've recently bought a leasehold flat in Bloxham. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Bloxham Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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How long is the Lease? It is important to be aware whether redecorating or some other major work is due in the foreseeable future to be shared by the leaseholders and will dramatically increase the the service fees or necessitate a specific invoice.