Is the fact that my solicitor in Irlam and Cadishead is not on my lender's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Irlam and Cadishead conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Irlam and Cadishead with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
My wife and I are downsizing from our home in Irlam and Cadishead and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing practice rather than a conveyancing solicitor in Irlam and Cadishead. We have lived in Irlam and Cadishead for three years we know of no issue. Do we contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I'm purchasing my first flat in Irlam and Cadishead benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my lawyer about the extras as it would impact my mortgage with the lender. Should I keep quiet?.
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.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Irlam and Cadishead?
At this site get an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Irlam and Cadishead. Unlike many estate agents and brokerage sites we are not in the business of charging firms a commission if you choose them for your home move in Irlam and Cadishead
I need to find a conveyancing solicitor for some conveyancing in Irlam and Cadishead. I happened to stumble upon a web site which looks to be the ideal solution If there is a chance to get all the legals completed via web that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?