Much to our surprise we have been notified by our estate agent that my Merseyside the law firm I have appointed is not on the bank Conveyancing panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to contact your Merseyside conveyancer. You lawyer should notify you of the situation. If they are not on the panel they may recommend you to a Merseyside conveyancing firm that is on the conveyancing panel for your mortgage company.
Our Merseyside solicitor has spotted an inconsistency when comparing the information in the home valuation survey and what is in the conveyancing documents. My solicitor informs me that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We see that you have a post code search directory listing firms on the Santander conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Merseyside?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Merseyside.
I have been told that property searches are the number one reason for hinderance in Merseyside house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Merseyside.
I own a renovated Edwardian house in Merseyside. Conveyancing practitioner represented me and Chelsea Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Chelsea Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Merseyside and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing lawyer who conducted the work.
I'm purchasing a new build house in Merseyside with a loan from Nottingham Building Society. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not reveal to my conveyancer about this side-deal as it may impact my loan with Nottingham Building Society. Do I keep my lawyer in the dark?.
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.