Am I correct in assuming that the fact that my conveyancer in Llansamlet is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. If you are concerned you should contact the Llansamlet conveyancing practice and ask them why they are no longer on the approved list for your lender.
We are purchasing a property and need a conveyancing solicitor in Llansamlet who is on the Yorkshire BS approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Llansamlet.
I am selling our property in Llansamlet and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing practice rather than a conveyancing solicitor in Llansamlet. We have lived in Llansamlet for many years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must 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 health insurance to cover that same ailment)
I'm purchasing a new build house in Llansamlet with a mortgage from Coventry Building Society. The sellers would not budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my conveyancer about this side-deal as it would jeopardize my loan with Coventry Building Society. Should I keep quiet?.
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.
Due to the guidance of my in-laws I had a survey completed on a house in Llansamlet in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some lenders may not give a loan on such a house.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llansamlet. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llansamlet to see if the conveyancing costs will increase in light of this.
I need to appoint a conveyancing solicitor for freehold conveyancing in Llansamlet. I happened to discover a web site which looks to be the perfect solution If it is possible to get all this stuff done via phone that would be ideal. Do I need to be concerned? 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?