Me and my partner are buying a 1 bedroom flat in Clophill with a mortgage. We would like to retain our Clophill conveyancer, however the bank says he's not on their "panel". It appears that we have little option but to use one of the mortgage company panel firms or continue with our Clophill conveyancer and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Clophill conveyancing lawyer to apply to be on the conveyancing panel.
Should conveyancers ask for money up-front for my conveyancing in Clophill?
If you are buying a property in Clophill your lawyer will ask you put them with funds to cover the search fees. Ordinarily this is requested to cover the fees of the Local Authority Search. If any down payment is payable against the purchase price then this will be asked for immediately in advance of exchange of contracts. The closing balance that is due should be transferred shortly before completion.
Have purchased a a terraced house in Clophill , What is the estimated time for the Land Registry to register the transfer to my name? My Clophill conveyancing solicitor has been very slow, so I want to be sure that my name is registered.
As far as conveyancing in Clophill is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. At present in the region of three quarters of such applications are completed within 12 days but occasionally there can be longer hold-ups. Historically registration occurs after the buyer has moved in to the premises thus post completion formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing a new build house in Clophill with a mortgage from Leeds Building Society. The builders refused to budge the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my conveyancer about this extras as it could impact my mortgage with Leeds Building Society. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Clophill is where the house is located. What do you suggest?
Flying freeholds in Clophill are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clophill you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clophill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am thinking of appointing a conveyancing practitioner in Clophill for my house move. Can I review a solicitor's complaints history with the profession’s regulator?
Members of the public may find published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.