Is the fact that my conveyancer in Costessey is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should contact the Costessey conveyancing practice and ask them why they are no longer on the approved list for your bank.
Our god-son is in the process of securing a new build apartment in Costessey with a mortgage from HSBC. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My fiance and I are buying a newbuild apartment in Costessey with a mortgage from Barclays Direct.We like our Costessey conveyancing practitioner but Barclays Direct says he's not on their "panel". It seems we have little choice but to instruct a Barclays Direct panel firm or retain our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Barclays Direct use our lawyer?
Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that conveyancers needs to be on the Barclays Direct approved list. Until recently, most lenders had large numbers of solicitors 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barclays Direct
This question may be naive but I am unexperienced as a first time purchaser of a garden flat in Costessey. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Costessey?
On the day of completion you will not be required to go to the conveyancers office in Costessey. Conveyancing lawyers for you will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be called to pick up the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
I am purchasing a 4 bedroom semi-detached house in Costessey. We would like to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to determine if these works are allowed?
Your conveyancer should review the registered title as conveyancing in Costessey will sometimes reveal restrictions in the title documents which prohibit categories of alterations or necessitated the consent of another owner. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
I was told two weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Costessey is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are 17 days into a freehold purchase having been directed to a firm by the selling agent to perform conveyancing in Costessey. I am not happy. Could you you assist me in finding new conveyancers?
A lawyer would need to be very bad to suggest changing them. Has your mortgage been generated? If so you will need to advise them of the new contact details and get the offer are issued to the new lawyers. Your solicitor ideally needs to be on the mortgage company panel to avoid escalating fees and frustration. That should be your first question of the new lawyers. The search tool can help you find a lender approved lawyer for your home move in Costessey
I’m about to sell my garden flat in Costessey. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as you normally would given that all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Costessey Leasehold Conveyancing - Sample of Queries Prior to buying
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In the main the cost for major works are not incorporated into the maintenance charges, although a few managing agents in Costessey obliged leasehold owners to contribute towards a reserve fund and this is used to offset against larger works. How many of the leaseholders are in arrears for their maintenance charge payments? How many years are left on the lease?