Can you help? My Harrold solicitor is assuring me that he is legally obliged toapply for Harrold conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. These Harrold searches cost a lot of money can this be avoided?
You have limited options available to you. As you are obtaining a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Harrold conveyancing searches.
Do lenders provide you with an approved list of Harrold conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Harrold conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
We had appointed solicitors locally in Harrold on the Yorkshire BS solicitor panel. They are now charging me a separate fee for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may levy a fee for this. The fee is not dictated by Yorkshire BS but by your Harrold conveyancing practitioner. Numerous firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee and others do not.
I am selling my flat. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being a right pain. The Harrold solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a house in Harrold. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Harrold property lawyer is on the Virgin Money conveyancing panel.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Harrold?
Its becoming the norm that commercial conveyancing solicitors in Harrold will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Harrold. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Harrold.
For every commercial conveyancing transaction in Harrold it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Harrold commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Harrold.
I'm buying my first flat in Harrold benefiting from help to buy. The builders would not move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not to tell my solicitor about the deal as it will impact my loan with the lender. 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.
Is it possible to change solicitor as I need to retain one who is on the Bank of Ireland conveyancing panel. I was using a family conveyancing solicitor in Harrold five minutes from me but he is not accepted by Bank of Ireland
We will our best to assist in finding you a conveyancing solicitor in Harrold on the Bank of Ireland panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Harrold. In utilising search facility on this website, you can compare charges for conveyancing solicitors in Harrold and throughout England and Wales.