My wife and I are planning to buy a home in Cleveleys and have instructed a Cleveleys conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Norwich and Peterborough Building Society have this evening contacted us to inform me that there is now an issue as our Cleveleys solicitor is not on their conveyancing panel. What do we do from here?
Where you are buying a property requiring a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Cleveleys solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
we are a couple who are hoping to buy a 2 bedroom flat in Cleveleys with a homeloan from Norwich and Peterborough Building Society.We have a Cleveleys conveyancing practitioner but Norwich and Peterborough Building Society advised that her practice is not on their approved list of member firms. we are left little option but to use a Norwich and Peterborough Building Society panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Norwich and Peterborough Building Society use our lawyer?
Unfortunately,no. The mortgage offered to you contains terms and conditions, one of which will be that conveyancers must be on the Norwich and Peterborough Building Society approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
I used Wolstenholmes a few years ago for my conveyancing in Cleveleys. Now, I need the documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Cleveleys of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Cleveleys with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The house builders rep advised me not to tell my solicitor about the extras as it may impact my mortgage with the lender. Should I keep quiet?.
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.
As co-executor for the will of my grandfather I am selling a property in Neath but live in Cleveleys. My lawyer (based 250 kilometers from merequires that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Cleveleys to witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Cleveleys
I am planning to acquire a flat and need a conveyancing solicitor in Cleveleys who is on the lender approved panel. Could you point me in the right direction as regards a Cleveleys conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who do conveyancing in Cleveleys. We dont recommend any particular firm.