We note that you have a post code search directory identifying solicitors on the Co-operative conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Heath?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Heath.
is it true that all Heath solicitor firms on the Lloyds conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in that case the firms would be governed by the Council of Licensed Conveyancers.
We are getting the release of further funds on our home loan from Yorkshire BS as we intend to conduct improvements to our house in Heath. Are we obliged to choose a local Heath solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
I currently have a mortgage with Bank of Ireland for my property in Heath. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
You must advise Bank of Ireland in advance of letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.
Will our conveyancer be asking questions regarding flooding during the conveyancing in Heath.
Flooding is a growing risk for solicitors conducting conveyancing in Heath. Some people will acquire a house in Heath, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or by their lawyers which should give them a better understanding of the risks in Heath. The standard completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the owner to determine if the premises has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a buyer could commence a legal claim for losses resulting from an incorrect response. A buyer’s solicitors will also order an environmental report. This should indicate if there is a recorded flood risk. If so, more detailed inquiries will need to be made.
I'm buying my first flat in Heath benefiting from help to buy. The builders would not reduce the price so I negotiated 6k of extras instead. The sale representative told me not to tell my conveyancer about the side-deal as it will impact my mortgage with Santander. Is this normal?.
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.
I was advised by a couple of local property agents in Heath to find a solicitor on your site. Is there a financial upside for Estate Agents to offer your site rather than a competitor’s?
We don’t make any financial incentive for directing people to this site. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
My husband and I are 14 days into a leasehold purchase having been recommend to conveyancers by the estate agent to carry out the conveyancing in Heath. We are not happy. Can you you assist me in finding new solicitors?
They would need to be very bad to suggest changing them. Has the mortgage been generated? In the event that it has you will need to advise them of the new contact details and ensure the offer are re-issued. Your solicitor ideally should be on the lenders approved list to avoid added fees and complications. That should be your starting point. The search tool can assist you in finding a bank approved solicitor for your home move in Heath