Am I correct in assuming that the fact that my solicitor in Lees is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Lees conveyancing firm and ask them why they are no longer on the approved list for your bank.
We are purchasing a newly built flat in Lees and my conveyancer is advising me that she is duty bound to the mortgage company to reveal incentives from the builder. The Estate Agents are hassling me to exchange and I have no desire to prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My lender has recommended solicitors on their panel based in Lees but I would rather choose a conveyancing lawyer in Lees or nearer to where I live. Are you able to help?
The minority of Lees conveyancing firms are listed all banks conveyancing panel. Do make use of our find an approved solicitor tool to find a Lees conveyancing solicitor on the on the bank panel.
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Lees for a purchase of a freehold house 9 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lees conveyancing specialists.
I'm remortgaging my existing property to a BTL loan with Platform Home Loans Ltd and I will use the ballance of the raised equity as a down payment on another property. The neighborhood we are interested in is Lees. Will your lawyers be able to act for the two banks and link together the conveyances?
Make use of our comparison tool on this site to be sure that the conveyancers are on the relevant lender panels. On the basis that they are the conveyancer will be able to tie up the two deals but you should have a chat with you conveyancer and make clear your desired outcome and requirements.
When it comes to my conveyancing in Lees should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Lees conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.