Unfortunately I am unable to travel far from Hackenthorpe. Is there a reason why all Hackenthorpe conveyancers are not on all bank panels?
Pre- 2008 most mortgage companies demonstrated an attitude to risk which differs from the current day. The financial regulator in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, mortgage companies have subsequently soughtmore data from law firms concerning their processes and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of firms have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of volume of transactions the lenders required.
Completed the sale of my flat in Hackenthorpe last August but my buyer keeps SMS messaging daily to moan that their lawyer is waiting to hear from myconveyancer. What should my lawyer have done now that I have sold?
After completion of your sale your lawyer is duty bound to forward the transfer documentation and all supplemental paperwork to the purchaser's solicitors. If applicable, your conveyancer must also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers solicitors. There is unlikely to be post completion requirements unique to conveyancing in Hackenthorpe.
My grandfather passed away last year and as sole heir and executor I was left the property in Hackenthorpe. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Where you plan to refinance then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
I used Stirling Law several years ago for my conveyancing in Hackenthorpe. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hackenthorpe of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Hackenthorpe with a loan from Platform Home Loans Ltd. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not reveal to my conveyancer about the extras as it could impact my loan with Platform Home Loans Ltd. 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.
My partner has suggested that I use his lawyers for conveyancing in Hackenthorpe. Should I use them?
Much as we are happy to recommend a Hackenthorpe conveyancing lawyer the best way to choose a conveyancing practitioner is to have feedback from friends or family who have experience in using the solicitor that you are contemplating using.