Our conveyancer has uncovered a defect with the lease for the flat we are buying in Gillingham. The other side have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that he must check that the bank is content with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
We note that you have a post code search directory listing law firms on the Clydesdale conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Gillingham?
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 Gillingham.
Me and my partner are purchasing a property in Gillingham. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had instructed conveyancers located in Gillingham on the Santander solicitor approved list. They have just invoiced me a supplemental fee for dealing with the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. This fee is not set by Santander but by your Gillingham property lawyer. Plenty of firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.
We are getting a further advance on our mortgage from Barclays as we want to conduct improvements to our home in Gillingham. Are we obliged to appoint a local Gillingham solicitor on the Barclays conveyancing panel to handle the legals?
Barclays would not normally require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I'm buying my first flat in Gillingham benefiting from help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about the deal as it would adversely affect my mortgage with The Royal Bank of Scotland. 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.
Taking into account that I will soon part with hundreds of thousands of pounds on a terraced house in Gillingham I would like to have a conversation with the conveyancer about myhouse move before appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Gillingham.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Gillingham should be the figure that you are charged.
I am looking to buy a repossessed house in Gillingham and the vendor demand completion inside a month. Do lawyers meet that timeframe? Am I best advised to select a high street Gillingham firm or an online firm that professes to offer speedy conveyancing?
Attend your Gillingham high street. Pop in to two or three firms and ask to see a conveyancing solicitor for an estimate. Set out your requirements and seek assurances on deadlines. Choose the one that appears most efficient. You need to choose a solicitor on the panel of lawyers acceptable to your mortgage company.