My partner and I are hoping to buy a flat in Manor House and have instructed a Manor House conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Lloyds TSB Bank have this afternoon contacted us to inform me that there is now an issue as our Manor House conveyancer is not on their approved list of lawyers. Please explain?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Manor House lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Can the conveyancing lawyers that you recommend conduct attended exchange conveyancing in Manor House?
We do have a number of conveyancing specialists who can conduct 24hr exchanges. Do contact us to get a fee calculation and details as to availability.
Can your site be used to locate a Conveyancing solicitor in Manor House even where I’m not buying or selling a house, for example where I intend to buy an office in Manor House with a mortgage from Skipton Building Society?
The service is predominantly used to locate domestic conveyancing solicitors in Manor House but we have listed towards the end of this page some Manor House commercial conveyancing firms. You will need to make contact with the company directly to establish if they are also authorised to represent Skipton Building Society
Is it correct that all Manor House CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved practices?
Some major lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We are getting a further advance on our mortgage from Kent Reliance as we want to carry out alterations to our property in Manor House. Are we obliged to appoint a local Manor House solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance would not normally instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
We have a mortgage agreed in principle with Principality. Manor House conveyancing solicitors were selected. How long does it take for Principality to forward the offer to the lawyer?
There is no definitive answer here. Have Principality completed the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a new build house in Manor House with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not reveal to my solicitor about this deal as it will adversely affect my loan 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.
I need to find a conveyancing solicitor for remortgage conveyancing in Manor House. I happened to stumble upon a web site which seems to have the ideal offering If it is possible to get all formalities completed via email 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?