We see that you have a search directory listing law firms on the Nottingham conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Cobham?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cobham.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather instruct a high street conveyancing solicitor in Cobham?
Do check but the the probability is that give you one of their panel lawyers should you take up the "fee-free" deal. Contact the mortgage company to ask if they make available a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Cobham.
Should my solicitor be making enquiries regarding flooding as part of the conveyancing in Cobham.
Flooding is a growing risk for lawyers specialising in conveyancing in Cobham. Some people will acquire a property in Cobham, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a number of checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Cobham. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to find out if the property has historically flooded. If flooding has previously occurred and is not revealed by the seller, then a purchaser may commence a legal claim for losses resulting from an inaccurate response. A purchaser’s lawyers may also order an enviro report. This will higlight whether there is a recorded flood risk. If so, additional investigations will need to be carried out.
I'm purchasing my first flat in Cobham with a mortgage from Santander. The builders refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my lawyer about this deal as it could jeopardize my loan with the bank. 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.
Is it possible to switch solicitor as I need to retain one who is on the Coventry Building Society conveyancing panel. I had appointed a high street conveyancing solicitor in Cobham round the corner but she is not approved by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Cobham on the Coventry Building Society panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Cobham. In making use of the find a conveyancing solicitor tool on this site, you can scrutinise fees for conveyancing solicitors in Cobham and throughout England and Wales.
My partner and I are purchasing a ground floor flat in Cobham. At the time of instructing our lawyer, they said that they were on all major UK lender panels. Our mortgage broker emailed just now to say that they are not on the Lloyds approved list. Should that be true, what should we do? Do we simply choose a new conveyancer that is on their panel or should we cover the costs for separate representation, with Lloyds appointing their own preferred conveyancing practitioner.
When acquiring a property with the benefit of a mortgage it is usual for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to meet. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should contact Lloyds to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Lloyds's conveyancing panel as you are at liberty to use your preferred Cobham lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.