I am due to exchange on the purchase of a property in Downend but as a consequence of damage from the recent storms I have managed to agree compensation from the vendor in the sum of £3k taking the form of a reduction in the price. This was going to be dealt with as part of amending the contract but Virgin Money will not permit this. Why were they informed?
Any conveyancer that is on the Virgin Money approved list is obliged to advise Virgin Money of any amendments to the purchase price. If you were to refuse your solicitor to notify the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new property lawyer for your conveyancing in Downend.
We see that you have a post code search directory listing firms on the Clydesdale conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Downend?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Downend.
Our mortgage company has suggested a law firm on their panel based in Downend but I would rather choose a conveyancing lawyer in Downend or nearer to where I live. Can you help?
The minority of Downend conveyancing solicitors are listed all lender’s conveyancing panel. Use our search tool to choose a Downend conveyancing conveyancer on the on the bank panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Downend
Two types of professional can execute conveyancing in Downend namely CLC regulated conveyancers or solicitors. The two can handle conveyancing services that required to complete the disposal or purchase of property. They are both obliged to execute Downend conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that the requisite steps should be accurately taken.
Is it correct that all Downend CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved firms?
It is true that some lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
After much negotiation I have agreed a price on an apartment in Downend. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £225. Soon after, the property lawyer called me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm purchasing a new build house in Downend with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my solicitor about this extras as it will impact my loan with the bank. Do I keep my lawyer in the dark?.
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.
A licensed conveyancer dealt with my conveyancing in Downend four years ago having archived my deeds but has since been shut down – What steps do I now take to retreive them?
Deeds, as such, no longer exist as the majority of homes in Downend are recorded digitally at Land Registry. If you need to show ownership or are disposing of or re-mortgaging your property lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.