Me and my fiance are buying a 3 bedroom apartment in Henleaze with a mortgage. We like our Henleaze conveyancer, however the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Henleaze conveyancing practitioner and pay for one of their panel ones to act for them. We regard this is unjust; can we not require that the mortgage company use our Henleaze solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Henleaze conveyancing solicitor to apply to be on the conveyancing panel.
I have given 2 months notice to my current landlord and must leave my let out apartment in Henleaze by the end of next month. Conveyancing on my purchase is progressing. Can I complete in three weeks as don't want to have to move into short term accommodation?
Generally one should not give notice for your letting unless you have exchanged. Assuming that you have not already done so, update to your conveyancer and ask them to they chase the owners lawyers, try to an acceptable time-line that everyone will aim towards
We see that you have a search directory identifying solicitors on the Leeds Building Society conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Henleaze?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Henleaze.
We wanted to use a conveyancing solicitor in Henleaze for our home move. Our broker has since notified us that our mortgage lenders Platform Home Loans Ltd won't deal with them. Surely this is unfair competition?
A decade ago most lenders had an appetite for risk which was higher than today. Almost all Henleaze conveyancing firms would have been on most lender panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and their employees as well as set certain criteria such a completing on a minimum volume of transactions. Many Henleaze conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Henleaze is one of the hundreds of locations where the conveyancers we list are are authorised to act for Platform Home Loans Ltd.
I have todaydiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Henleaze for a purchase of a freehold house 9 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Henleaze conveyancing specialists.
I am purchasing my first flat in Henleaze with a mortgage from Accord Mortgages Ltd. The developers would not budge the price so I negotiated 6k of extras instead. The property agent suggested that I not inform my solicitor about this extras as it could put at risk my loan with Accord Mortgages 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.