My property lawyer in Kempshott is not listed on the Virgin Money Solicitor Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Virgin Money panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your existing Kempshott lawyers but Virgin Money will need to use a lawyer on their panel. This will result in additional overall legal charges and result in delays.
- Find a new lawyer to act in the conveyancing, remembering to check they are on the Virgin Money panel
My wife and I are planning on selling our house in Kempshott and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer 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 as opposed to a conveyancing solicitor in Kempshott. Having lived in Kempshott for 4 years we know of no issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should 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 ailment)
I am purchasing my first flat in Kempshott with a mortgage from Godiva Mortgages Ltd. The sellers would not move on the price so I negotiated £7000 of additionals instead. The estate agent told me not reveal to my conveyancer about the side-deal as it would impact my loan with the bank. 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.
Should I be concerned about brokers that I am dealing with are recommending an internet conveyancing firm as opposed to a local Kempshott conveyancing firm?
As with lots of service providers, often input from family and friends can be extremely useful or valuable. But there are many players in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend conveyancers to use. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are free to appoint your own lawyer. You need to be aware that some mortgage providers have an approved list of solicitors you are obliged to use for the lender aspect of your home move.
We're FTB’s - had an offer accepted, yet the estate agent informed us that the owners will only proceed if we appoint their preferred conveyancers as they want an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Kempshott
We suspect that the owner is unaware of this demand. Should the seller desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you intend to appoint your own,trusted Kempshott conveyancing solicitors - rather thanthe ones that will earn the negotiator at the agency a introducer fee or meet his conveyancing targets pre-set by HQ.
My husband and I are acquiring a ground floor flat in Kempshott. At the time of instructing our solicitor, they told us that they were on all major UK bank panels. Our mortgage broker called today to advise that they are not on the Nottingham approved list. Should that be true, what should we do? Do we simply choose a different conveyancer that is on their approved list or do we pay for separate representation, with Nottingham appointing their own approved property lawyer.
If you are purchasing a property with the assistance of a mortgage it is conventional for the buyer’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to fulfill. Some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should call Nottingham to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Nottingham's conveyancing panel as you are at liberty to use your preferred Kempshott lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another solicitor into the equation.