My solicitor has uncovered a a problem with the lease for the apartment we are purchasing in Brownhills. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the bank is content with this solution. Who is the client here, us or the bank?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions must be adhered to.
At what point can the exchange of contracts happen for domestic conveyancing in Brownhills and am I required to be at the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Brownhills you are invited in to sign the paperwork. However, the firms we work with provide a national conveyancing service and give just as diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not the important part. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brownhills)to be in the office at the appropriate time.
is it true that all Brownhills conveyancing solicitors on the UBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
I recently had an offer accepted on an apartment in Brownhills. My financial adviser suggested a conveyancer. I paid an on account payment of £200. Shortly after, the conveyancer called me embarrassingly acknowledging that they were not on the Santander 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 Santander 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.
I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being pedantic. The Brownhills solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
I'm buying my first flat in Brownhills with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not inform my lawyer about the side-deal as it would 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.
My company is looking to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering competitive costs for non-domestic conveyancing in Brownhills for under £1,200?
We can recommend firms who have specialist knowledge of commercial conveyancing in Brownhills, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. As for the fees this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or call us so that we may supply you with comprehensive commercial conveyancing quote.
I am looking for a conveyancing solicitor in Brownhills for my house move. Can I review a firm’s record with the profession’s regulator?
Members of the public can find published Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.