Am I correct in assuming that the fact that my conveyancer in Datchet and Langley is not on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a 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. Should you be concerned you should contact the Datchet and Langley conveyancing practice and ask them why they are no longer on the approved list for your lender.
Do lawyers request money up-front when it comes to conveyancing in Datchet and Langley?
If you are buying a property in Datchet and Langley your lawyer will ask you place them with funds to cover the search fees. Ordinarily this is called for to cover the fees of the Local Authority Search. If any deposit is payable against the purchase price then this should be asked for shortly before contracts are exchanged. The final balance that is due will be payable a couple of days prior to the completion date.
I am in the process of mortgaging my house in Datchet and Langley, does my lawyer have to be on the Aldermore Conveyancing panel?
There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I need some expedited conveyancing in Datchet and Langley as I am under an ultimatum to sign on the dotted line in less than 2 weeks. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you are at free not to have searches conducted although no lawyer would advise that you don't. With lots of history conveyancing in Datchet and Langley the following are examples of issues that can arise and adversely affect future mortgageability: Enforcement Notices, Overdue Fees, Outstanding Grants, Road Schemes,...
Are there restrictive covenants that are commonly identified as part of conveyancing in Datchet and Langley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Datchet and Langley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Datchet and Langley with a loan from Leeds Building Society. The developers refused to budge the amount so I negotiated £7000 of extras instead. The property agent told me not disclose to my lawyer about the extras as it could put at risk my mortgage with Leeds Building Society. 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.