Is the fact that my conveyancer in Crediton is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent 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) 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. Should you be concerned you should simply call the Crediton conveyancing practice and enquire why they are no longer on the approved list for your bank.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Crediton. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Where you plan to refinance then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
The deeds to my house can not be found. The conveyancers who did the conveyancing in Crediton 5 years ago no longer exist. What are my options?
Assuming the title is registered the information relating to your proprietorship will be retained by HMLR with a Title Number. It is possible to perform a search at the Land Registry, identify your property and get current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I am purchasing a new build house in Crediton with a mortgage from Santander. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about this side-deal as it will jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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.
I am looking into buying my first house which is in Crediton and I am already nervous. I couldn't find anything specific about Crediton. Conveyancing will be needed in due course but do you know about the Crediton area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Crediton. In the meantime here are some basic statistics that we found
I see that you have a post code search directory listing law firms on the lender conveyancing panel. Do Crediton conveyancing companies pay you a referral fee if I appoint them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Crediton.