What is the best way to discover of the solicitor handling my conveyancing in Henllys is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Accord Mortgages Ltd thus spending £192.00 in supplemental conveyancing charges.
Please do make the most of the search tool on this web page. Pick the lender and type ‘Henllys’ or your preferred area and you will see a number of lawyer offices in Henllys or nearest you.
I am helping my niece sell her property in Henllys. Will the conveyancing solicitor commission an EPC or should I organise this?
After the abolition of Home Packs, EPC’s was retained a mandatory element of moving property. An EPC should be to hand prior to the property being placed on the market. This is not a task that solicitors normally organise. Where you are instructing a Henllys conveyancing lawyer they might be willing to arrange energy assessments given their contacts with reputable Henllys energy assessors
My solicitor has informed me that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Henllys?
The appropriate level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Halifax and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such insurances.
We had appointed conveyancers locally in Henllys on the Kent Reliance solicitor panel. They have just invoiced me an additional sum for dealing with the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer may charge a fee for this. This fee is not dictated by Kent Reliance but by your Henllys lawyer. Plenty of firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee and others do not.
I used Wolstenholmes several years ago for my conveyancing in Henllys. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Henllys of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Henllys with a loan from Barclays . The sellers would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my solicitor about the deal as it would adversely affect my mortgage with Barclays . Should I keep quiet?.
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'm refinancing my existing home to a buy to let loan with Nationwide Building Society and I will use the rest of the raised equity as a down payment on another house. The location we are talking about is Henllys. Will your conveyancers be able to act for both sets of mortgage companies and tie in the two deals?
Make use of our search tool on this page to ensure that the conveyancers are on the relevant lender panels. On the basis that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and communicate your expectations and requirements.
My father-in-law mentioned that before selecting a conveyancing firm they must be approved by your bank. I am a FTB but I have an AIP with HSBC and I already have a high street conveyancing solicitor in Henllys at the ready. Can Birmingham Midhshires require an approved conveyancer to be instructed? Does a directory of panel firms even exist for my conveyancing in Henllys?
You need to instruct a solicitor that is on the Birmingham Midhshires panel. Just ring your preferred Henllys conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have a number of choices available to you here:
- Complete the deal with your existing Henllys solicitor but Birmingham Midhshires will no doubt appoint a conveyancer on their approved list. This will result in additional charges and probable delay.
- Get a new conveyancer to conduct the conveyancing, making sure they are on the Birmingham Midhshires conveyancing panel.
- Appeal to your property lawyer to seek to join the mortgage company panel.