I am nearing exchange of contracts for my maisonette in Lacock and the estate agent has just text me to advise that the buyers are switching law firm. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a major mortgage company only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Lacock ?
Mortgage companies have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lenders point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Can you recommend a The Royal Bank of Scotland allowed Lacock conveyancing solicitor who can have us moved in within less than a month? Am I best advised to go for a local Lacock firm or a factory type comparison site?
We can recommend some very good Lacock conveyancing firms. Another option is to visit the high street in Lacock. Visit some well established law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your time frames together with your reasons and get an assurance on speed. Appoint the lawyer that genuine.
My wife and I purchasing a victorian detached house in Lacock. The intention is to carry out an extension to the side at the house.Will legal investigations on the property involve checks to determine if these alterations are prohibited?
Your conveyancer should check the registered title as conveyancing in Lacock can sometimes reveal restrictions in the title deeds which prohibit categories of changes or necessitated the consent of a 3rd party. Many extensions require local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Is it the case that all Lacock solicitor firms on the Nottingham conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
How can we tell if a Lacock conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Lacock seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.
I am purchasing a new build house in Lacock with a mortgage from Birmingham Midshires. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my lawyer about the deal as it would affect my loan with Birmingham Midshires. Is this normal?.
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've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Lacock is the location of the property. What do you suggest?
Flying freeholds in Lacock are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lacock you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lacock may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My uncle has recommend that I appoint his lawyers for conveyancing in Lacock. Should I use them?
There are no two ways about it the best way to choose a conveyancing lawyer is to get recommendations from friends or family who have actually previously instructed the conveyancer you're contemplating using.