I am acquiring a brand new flat in Hertford and my solicitor is informing me that she is duty bound to the mortgage company to disclose incentives from the seller. I am under pressure to exchange and I have no desire to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do the Building Society Association intend to launch a search tool with a view to list law firms on the Coventry BS conveyancing panel for example in Hertford?
We are not aware of any plans on the part of the BSA to promote such a register.
I have a terraced Edwardian house in Hertford. Conveyancing practitioner acted for me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hertford and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who carried out the work.
I am buying my first flat in Hertford benefiting from help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my conveyancer about this deal as it would impact my mortgage with the bank. 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.
How simple is it to transfer to a new conveyancer as I have to choose a firm on the HSBC Bank conveyancing list. I instructed a family conveyancing solicitor in Hertford round the corner but he is not approved by HSBC Bank
It would be our pleasure to assist you find a conveyancing solicitor in Hertford on the HSBC Bank panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Hertford. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Hertford.
I am looking for a conveyancing lawyer in Hertford for my house move. Is it possible to see a solicitor's record with the profession’s regulator?
Anyone may read published Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could recorded call for training purposes.