Are the Cromer conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Cromer conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Cromer?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Cromer?
Many commercial conveyancing solicitors in Cromer will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Cromer. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cromer.
For each commercial conveyancing transaction in Cromer it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Cromer commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Cromer.
I'm purchasing my first flat in Cromer with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The sale representative suggested that I not disclose to my solicitor about the extras as it would jeopardize my mortgage with The Royal Bank of Scotland. Should I keep quiet?.
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 house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Cromer is where the house is located. Is there any guidance you can give?
Flying freeholds in Cromer are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cromer you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cromer 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 property.
We are four weeks into a leasehold purchase having been referred to solicitors by the high street agent to perform conveyancing in Cromer. I am am extremely disappointed with the level of service. Can you you assist me in finding new solicitors?
They would have to be very poor to suggest replacing them. Has your loan offer been issued? If so you need to advise them of the new contact details and ensure the mortgage documents are re-sent. Your solicitor ideally should be on the mortgage company approved list to avoid escalating charges and complications. That should be your starting point. Our search tool should assist you in finding a bank approved solicitor for your conveyancing in Cromer