Is the fact that my solicitor in Fleet is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. If you are concerned you should contact the Fleet conveyancing firm and enquire why they are no longer on the approved list for your lender.
Me and my brother purchased a 4 bedroom Victorian property in Fleet. Conveyancing practitioner acted for me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Fleet and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who conducted the purchase.
I'm buying my first flat in Fleet benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my lawyer about this 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.
Should I be wary that estate agents that I am dealing with are suggesting a national conveyancing firm as opposed to a High Street Fleet conveyancing company?
As is the case with lots of professional services, often referrals from relatives can be very helpful. Yet there are numerous players in a conveyancing deal; estate agents, financial adviser and banks may recommend lawyers to select. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there might be a financial incentive behind the recommendation. You are at liberty to choose your preferred conveyancer. Don't forget that some mortgage providers specify a panel list of conveyancers you are obliged to use for the mortgage aspect of your home move.
My husband and I are four weeks into a freehold purchase having been referred to a firm by the local agent to carry out the conveyancing in Fleet. I am not happy. Could you help me find new solicitors?
They would need to be really bad in order to consider changing them. Has your loan offer been sent? If so you must advise them of the new contact details and have the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the mortgage company approved list to avoid escalating fees and delays. That should be your first question of the new conveyancers. Our search tool should assist you in finding a lender approved lawyer for your home move in Fleet
Been reading online that Fleet solicitors are more expensive than Fleet conveyancers in Fleet when it comes to buying a property. Am I better off using a conveyancer or a solicitor if I am purchasing for my home move in Fleet.
When it comes to conveyancing in Fleet the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.