Am I correct in assuming that the fact that my solicitor in Clophill is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Clophill conveyancing firm and ask them why they are no longer on the approved list for your bank.
My partner and I are purchasing a brand new flat in Clophill and my conveyancer is telling me that she has to the bank to reveal incentives from the developer. I am on a tight deadline to exchange contracts and I would rather not delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender 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.
It is a dozen years since I bought my property in Clophill. Conveyancing solicitors have recently been appointed on the sale but I am unable to find the deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they could be in the possession of the solicitor who handled the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Clophill relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
How can we know in advance if a Clophill conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Clophill getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your conveyancing.
I am buying a property in Clophill. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Santander your lawyer must comply with the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Santander where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties nationwide and is not limited to Clophill.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Clophill building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Clophill conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their published requirements. Who do I believe?
As long as the conveyancer is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I moved into my house on 5 October and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Clophill advises it will be concluded inside ten days. Are properties in Clophill particularly slow to register?
As far as conveyancing in Clophill is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry have to notify any third persons or bodies. As of today roughly three quarters of such applications are completed within 12 days but some can be subject to extensive delays. Historically registration is effected once the new owner is living at the property so 'speed' is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I am purchasing my first flat in Clophill with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my conveyancer about this side-deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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.