Is the fact that my conveyancer in Deanshanger is not on my lender's solicitor 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 revealed 76% 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 Deanshanger conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can you explain why leasehold purchase conveyancing in Deanshanger is more expensive?
Deanshanger leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
I am helping my aunt sell her flat in Deanshanger. Will the solicitor commission an energy assessment or should I organise this?
Following the abolition of Home Packs, EPC’s was left as a mandatory component of selling a house. An energy assessment should be to hand before the property is advertised. It is not as aspect of the sale process that lawyers normally arrange. If you are using a Deanshanger conveyancing solicitor they might be willing to arrange energy assessments given their contacts with reputable local energy assessors
When it comes to mortgage companies such as TSB, do Deanshanger conveyancing practitioners have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am expecting a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Deanshanger solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Deanshanger solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I am purchasing my first flat in Deanshanger benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my solicitor about the side-deal as it would put at risk my loan with the bank. Is this normal?.
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.
Due to the input of my in-laws I had a survey completed on a property in Deanshanger before retaining lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend refuse to grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Deanshanger. Conveyancing will be smoother if you use a solicitor in Deanshanger especially if they are acquainted with such properties in Deanshanger.
I'm refinancing my primary home to a BTL mortgage with HSBC Bank and I will use the ballance of the raised equity towards another house. The neighborhood we are talking about is Deanshanger. Will your lawyers be able to act for both sets of lenders and link together the conveyances?
Do use our comparison tool on this page to be sure that the solicitors are approved by both mortgage companies. Having checked that they are the lawyer should be able to connect the two deals but you should talk with you conveyancer and communicate your expectations and requirements.