Am I correct in assuming that the fact that my conveyancer in Cleator is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Cleator conveyancing practice and enquire why they are no longer on the approved list for your lender.
Would the conveyancing lawyers indexed on your site conduct right to buy conveyancing in Cleator?
We do have a number of conveyancing firms carrying out right to buy conveyancing matters You should contact the conveyancers listed to obtain a costs calculation.
We are looking to buy a house and require a conveyancing solicitor in Cleator who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Cleator.
My wife and I have a renovated Edwardian property in Cleator. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Santander to clarify?
You need to read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cleator 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 mortgage companies. You can also check the position with the conveyancing solicitor who conducted the conveyancing.
I am buying my first flat in Cleator with a mortgage from Bank of Ireland. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent suggested that I not to tell my conveyancer about the deal as it will adversely affect my mortgage with Bank of Ireland. 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.
Is it possible to swap conveyancer as I need to select a firm on the Norwich and Peterborough Building Society conveyancing list. I instructed a high street conveyancing solicitor in Cleator round the corner but he is not accepted by Norwich and Peterborough Building Society
We will our best to assist in finding you a conveyancing solicitor in Cleator on the Norwich and Peterborough Building Society panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Cleator. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Cleator.