Is the fact that my solicitor in Maidenbower is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 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. Should you be concerned you should simply call the Maidenbower conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Is it realistic for conveyancing in Maidenbower to be finalised within a month?
In a situation where the seller is applying pressure to sign contracts we would recommend that your conveyancer is familiar with the area as they will make use of local contacts and insight. It is possible that they could have conducted previousproperties in the same road. You would be best advised to use a Maidenbower conveyancing lawyer. In addition, be sure that the lawyer is on the member panel. It is said that 18% of Maidenbower conveyancing deals are delayed or derailed after finding out that a buyer’s solicitor was not on their banks member panel. This can often result in the transaction being frustrated by as much as 21 days. It is claimed that this issue impacts approximately one hundred thousand home moves every year. Many Maidenbower conveyancing firms can not act for certain banks so do check as early as possible.
When can the exchange of contracts take place for residential conveyancing in Maidenbower and do I need to attend the conveyancers branch?
If you are near to our conveyancing solicitors in Maidenbower you are welcome to attend to sign the paperwork. However, the lender approved solicitors we work with supply a national conveyancing service and give just as diligent and professional a job for you when dealing with you digitally. The executing of the property agreement is not the critical part. A signed contract is necessary for the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Maidenbower)to be in the office available at the end of the phone to exchange contracts.
We wanted to use a property lawyer in Maidenbower for our house purchase. Our broker informed us that our mortgage lenders Birmingham Midshires won't deal with them. Surely this is unduly restrictive?
A mortgage company can insist on a panel solicitor act for it. You would be liable to bear the charges for this. Try using our directory service to locate a solicitor to carry conveyancing in Maidenbower on the Birmingham Midshires member panel.
I used Action Conveyancing a few years ago for my conveyancing in Maidenbower. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Maidenbower of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Maidenbower with a loan from Britannia. The developers would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my lawyer about the side-deal as it may impact my loan with Britannia. 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.