is it true that all Kidsgrove conveyancing solicitors on the TSB conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
We had appointed conveyancers located in Kidsgrove on the Bank of Ireland solicitor panel. They have just invoiced me an additional fee for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Bank of Ireland but by your Kidsgrove conveyancing practitioner. Numerous firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
I currently have a mortgage with UBS for my property in Kidsgrove. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.
We are close to exchanging contracts on the sale of our home in Kidsgrove and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Kidsgrove conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing outfit rather than a conveyancing solicitor in Kidsgrove. We have lived in Kidsgrove for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? 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 illness)
My wife and I purchased a 4 bedroom Edwardian house in Kidsgrove. Conveyancing practitioner acted for me and National Westminster Bank. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking National Westminster Bank to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kidsgrove and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing lawyer who completed the work.
I'm buying my first flat in Kidsgrove with a loan from Virgin Money. The developers would not reduce the price so I negotiated 6k of extras instead. The house builders rep told me not to tell my solicitor about this deal as it may jeopardize my mortgage with Virgin Money. 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 have been recommended by a number of estate agents in Kidsgrove to find a solicitor using your seach tool. Is there a financial upside for Estate Agents to market your lawyers over and above a competitor’s?
We don’t make any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Is it true that a Kidsgrove conveyancing practice taken to court by a client for failing to conduct the appropriate conveyancing searches?
Our attention has not be brought to such a Kidsgrove conveyancing claim but according to a recent report, a couple acquiring a home elsewhere in England successfully won a claim against their property lawyer as a consequence of development plans to erect a wind farm not being identified in conveyancing searches.
Where you are buying in Kidsgrove It is critical that your conveyancing practitioner conduct all Kidsgrove conveyancing searches needed to ensure you have accurate and up to date information ahead of buying a property.