I am not well enough to travel far from Cleobury Mortimer. Is there a reason why all Cleobury Mortimer conveyancing practitioners are not on all mortgage company panels?
Before the recession most banks displayed an approach to risk which is different than today. The Financial Services Authority in 2010 carried out a thematic review into fraud which concluded: know the property lawyers on your panel. As a result, banks have subsequently requiredmore data from law firms regarding their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum volume of transactions the lenders insisted on.
I have given 2 months notice to my current landlord and have to leave my let out apartment in Cleobury Mortimer by 29/12/2025. Conveyancing on my purchase is underway. How realistic is it to complete in 5 weeks as don't want to have to find short term accommodation?
The normal practice is not to serve notice for your lease until you have exchanged. If you have not previously done so, notify to your lawyer and ask them to they seek the assistance the owners lawyers, try to an agreed time frame that everyone will work towards
My partner and I are in the process of looking at houses in Cleobury Mortimer and I am about to put in an offer. Is it advisable to have my property lawyer on ‘stand by’? I will be getting a home loan with HSBC.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
Completion of my purchase has taken place for my property in Cleobury Mortimer. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I have finally had an offer on a maisonette in Cleobury Mortimer accepted, but there is a chain. The sellers have offered on somewhere, but it’s not yet tied up, and have viewings of other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Cleobury Mortimer. What do I do now? When should I get the mortgage application with Nationwide going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Cleobury Mortimer conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Nationwide approved list. As to the subsequent stages this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. In a buoyant market some buyers would apply for the mortgage with Nationwide and pay for the valuation and only if it comes back ok would they pay their conveyancer to move forward with searches.
I bought my home on 3 March and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Cleobury Mortimer said it should be recorded in less than a month. Are transfers in Cleobury Mortimer uniquely lengthy to register?
There is nothing unique about conveyancing in Cleobury Mortimer registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today roughly 80% of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected after the buyer has moved in to the property therefore registration formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.
I am purchasing my first flat in Cleobury Mortimer benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not reveal to my solicitor about the side-deal as it may jeopardize my mortgage with Yorkshire Building Society. 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.
We're new on the property ladder - had an offer accepted, but the selling agent has warned us that the owners will only go ahead if we use their preferred lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Cleobury Mortimer
It is improbable the vendors are driving this. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Cleobury Mortimer conveyancing lawyers - not the ones that will earn their estate agent a introducer fee or meet his conveyancing targets pre-set by corporate headquarters.