My husband and I are buying a newbuild flat in Buckhurst Hill with a loan from Yorkshire Building Society.We would like to retain our Buckhurst Hill conveyancing practitioner but Yorkshire Building Society says he's not listed on their approved list of firms. we are left little option but to use a Yorkshire Building Society panel firm or keep our preferred solicitor and pay for a Yorkshire Building Society panel lawyer to represent them. This seems very unfair; Can we not simply insist that Yorkshire Building Society use our lawyer?
Unfortunately,no. The home loan issued to you contains various provisions, a common one being that solicitors needs to be on the Yorkshire Building Society conveyancing panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Yorkshire Building Society
Please help - my lawyer advises that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Buckhurst Hill?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
We expect to receive a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Buckhurst Hill solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Buckhurst Hill solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have decided to exercise my right to buy my property in Buckhurst Hill off the council. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I used Stirling Law a few years ago for my conveyancing in Buckhurst Hill. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Buckhurst Hill of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Buckhurst Hill with a mortgage from Britannia. The builders refused to budge the amount so I negotiated 6k of additionals instead. The property agent advised me not disclose to my solicitor about this deal as it will impact my mortgage with Britannia. Is this normal?.
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.
What does commercial conveyancing in Buckhurst Hill cover?
Commercial conveyancing in Buckhurst Hill covers a broad range of services, supplied by qualified solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I'm purchasing a house in Buckhurst Hill. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name on the list. Should I be concerned?
Not all staff in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unlicensed staff.