My husband and I are purchasing a brand new duplex in Church Stretton and my lawyer is informing me that she is duty bound to the mortgage company to disclose incentives from the developer. The Estate Agents are hassling me to exchange contracts and my preference is not to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
There are plenty of conveyancing solicitors in Church Stretton but how do I know who I should use?
We would encourage you not to go for the lowest Church Stretton conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We had instructed solicitors located in Church Stretton on the UBS solicitor panel. They have just invoiced me an additional charge for handling the UBS mortgage. Is this an additional conveyancing fee set by UBS?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. This fee is not dictated by UBS but by your Church Stretton conveyancing practitioner. Numerous firms on the UBS panel will levy an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being difficult. The Church Stretton solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
What does a local search inform me about the house I am purchasing in Church Stretton?
Church Stretton conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Church Stretton conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (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 thirteen topic sections.
How can the Landlord & Tenant Act 1954 affect my business property in Church Stretton and how can you help?
The particular law that you refer to affords protection to business lessees, granting the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Church Stretton is one of our many locations in which our lawyers are located
I am using a search engine for the term on line conveyancing in Church Stretton it shows results of many solicitorslocally. How do I determine which is the suitable solicitor for the sale of my house?
The best method of choosing a suitable conveyancer is via personal testimonial, so ask colleagues and family who have purchased a property in Church Stretton or the local estate agent or financial adviser. Charges for conveyancing in Church Stretton vary, so it's a good idea to request at least three estimates from varying types of solicitors. Dont forget to clarify that the fees are fixed.
My 20yr old son is embarking on her first house purchase, he had his mortgage in principle. One the seller agreed the offer on the flat we rang the lender to move forward with his. We were very surprised to learn that mortgage lenders do not accept all solicitor, they must be on their panel, is this legal?
Lenders ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Church Stretton conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.