What guidance do you have for sourcing commercial conveyancing in Cannock?
Option 1 is to ask your friends and family who they used in the past and if they were happy with the service.
Option 2 is to search the web for conveyancing in Cannock. Call a couple or more firms listed and invite them to email you their conveyancing costs illustrations and discuss your needs with the solicitor who will oversee the legal process ahead ofmaking your choice.
Option 3 is to use our search tool to assist you in finding the right solicitors for you based on your individual expectations including location,deadlines, complications and who the proposed mortgage company is. Don't take the bait of £100 conveyancing in Cannock
I had intended to instruct a conveyancing solicitor in Cannock for our house move. Our financial adviser has since notified us that our mortgage company Barclays Direct won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Cannock conveyancing firms would have been on most lender panels. The Financial Services Authority in 2010 completed a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms relating to their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum amount of transactions. Many Cannock conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Cannock is one of the many areas where the conveyancers we recommend are are approved Barclays Direct.
I was told three weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Cannock is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have instructed a Cannock property lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Cannock surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Lloyds have agreed my mortgage in principle, my bid on a flat in Cannock has been agreed to, now what?
Your property agent will want to know who your solicitors are (be sure the solicitors are on the lender’s approved list). Contact Lloyds or the financial adviser and complete any outstanding paperwork. Lloyds will instruct a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Lloyds will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cannock.
Me and my brother have a renovated Edwardian property in Cannock. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cannock and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing lawyer who conducted the conveyancing.
I am buying a new build house in Cannock benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the deal as it could affect 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 bought a property in Cannock last 15/8/2024 and to date it is still not recorded with the Land Registry. It is part of a development site and my conveyancing practitioner told me that it can take twelve months to register. I have contacted HM Land Registry directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your solicitor that you must contact in order to satisfy any issues which have arisen as part of the registration process for your Cannock property. Normal Cannock conveyancing practice includes an undertaking on the part of the vendor’s solicitor that they will assist in resolving any registration raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.