We wanted to use a conveyancing solicitor in Lampeter for our house move. Our financial adviser has since notified us that our mortgage company Aldermore won't deal with them. Why is this not regarded as unfair competition?
Banks tend to imposes restrictions either the category or the amount of conveyancing practices on their panel. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have decided to limit the number of firms they allow to represent them. Be aware that Aldermore have no responsibility for the quality of advice provided by any member of Aldermore Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there are differing opinions regarding the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Lampeter only conduct a couple conveyances per annum.
We had chosen conveyancers located in Lampeter on the Nottingham solicitor approved list. They have just billed me a further charge for dealing with the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not set by Nottingham but by your Lampeter lawyer. Plenty of firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.
I am buying a property in Lampeter. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
As you are obtaining a mortgage with Nationwide your lawyer must check the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to Nationwide where a lease fails to satisfy these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Lampeter.
After shopping around on the internet I have found a Lampeter property lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lampeter postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Lampeter.
I have been told that property searches are the main cause of delay in Lampeter house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Lampeter.
I am buying a new build house in Lampeter with a loan from Godiva Mortgages Ltd. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my lawyer about this side-deal as it could put at risk my mortgage with the bank. 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.
What tools are available to locate a Lampeter law firm on the Skipton Building Society conveyancing panel? I am a keen cyclist and am prepared to travel upto 25kilometers to meet the conveyancer.
Feel free to make use of the search on this website. Please select a lender and your location and you will see a number of Lampeter conveyancing lawyers locally. We have listed some Lampeter conveyancing firms towards the end of this page and you can ring them to verify if they are on the Skipton Building Society member panel
I need to retain a conveyancing solicitor for purchase conveyancing in Lampeter. I've stumble upon a web site which looks to be the ideal answer If it is possible to get all the legals completed via web that would be preferable. 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?