Am I correct in assuming that the fact that my solicitor in Lee On The Solent is not on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 solicitor 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 contact the Lee On The Solent conveyancing practice and enquire why they are no longer on the approved list for your lender.
When does exchange of contracts take place for sale conveyancing in Lee On The Solent and am I required to be at the conveyancers branch?
Where you are near to one of the conveyancing solicitors in Lee On The Solent you are welcome to come in to sign contracts. However, the lender approved solicitors we recommend provide a countrywide conveyancing service and give as equally diligent and professional a job for you when communicating with you by post or email. The signing of the sale agreement is not the critical part. A signed contract is necessary for the firm to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lee On The Solent)to be in the office at the appropriate time.
Various internet forums that I have visited warn that are a common reason for delay in Lee On The Solent house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Lee On The Solent.
I'm purchasing a new build house in Lee On The Solent with a loan from Chelsea Building Society. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about the side-deal as it would put at risk my loan with Chelsea Building Society. Do I keep my lawyer in the dark?.
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.
I opted to have a survey completed on a house in Lee On The Solent before retaining conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some banks tend not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lee On The Solent. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lee On The Solent to see if the conveyancing costs will increase in light of this.
My father has urged me to use his conveyancing solicitors in Lee On The Solent. Do I take his advice?
Much as we are happy to recommend a Lee On The Solent conveyancing lawyer the ideal way to choose a conveyancing lawyer is to get referrals from friends or family who have actually used the conveyancer that you are are thinking of instructing.