I am nearing exchange of contracts for my flat in Marshfield and the estate agent has just telephoned to warn that the buyers are switching property lawyer. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named lender only work with certain solicitors rather the firm that they want to choose for their conveyancing in Marshfield ?
Banks have always had an approved set of law firms they are content to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
Can I use your services to recommend a Conveyancing solicitor in Marshfield even where I’m not buying or disposing of a house, for example where I wish to acquire a shop in Marshfield with a loan from Birmingham Midshires?
Our comparison service is mainly used to select domestic conveyancing solicitors in Marshfield but we have listed at the bottom of this page a few Marshfield commercial conveyancing firms. You should make contact with the solicitors directly to establish if they can also act for Birmingham Midshires
We are aiming to move home in September. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Marshfield. Conveyancing solicitor was found before I stumbled across your page.
On the afternoon of completion you can pick up the house keys from your selling agent but this can only happen when the sellers conveyancers advise the agent that they have the completion monies and the keys can be handed over. You can advise the removal men that you are ready to move in. We do not suggest a specific removal organisation but can help you choose a conveyancing in Marshfield or a solicitor that specialises in conveyancing in Marshfield.
is it true that all Marshfield solicitor practices on the Aldermore conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
Santander have agreed my mortgage in principle, my bid on a apartment in Marshfield has been accepted, what happens next?
Your estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Telephone Santander or your broker and finalise any relevant documentation. Santander will appoint a valuer who will get in contact with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. Santander will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Marshfield.
I am purchasing a new build house in Marshfield with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not to tell my conveyancer about the deal as it would affect my loan with the lender. 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.
How do I search for a Marshfield law firm on the Britannia conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the conveyancer.
You can use the tool on this page. Please choose the bank and your location and you will see a number of Marshfield conveyancing lawyers located nearest you. We have listed some Marshfield conveyancing firms towards the end of this page and you can call them to see if they are on the Britannia panel
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the bank conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Marshfield so that I can attend their offices when needed.
Whereas this was necessary 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Marshfield.