Is the fact that my solicitor in Milton is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 contact the Milton conveyancing practice and enquire why they are no longer on the approved list for your lender.
We note that you have a post code search directory identifying law firms on the Barclays conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Milton?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Milton.
I am helping my mother sell her flat in Milton. Will the conveyancing solicitor order the EPC or it is for the owner to coordinate?
After the abolition of HIPs, EPC’s was left as a compulsory component of moving house. An energy performance certificate needs to be commissioned before the property is advertised. This is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a Milton conveyancing solicitor they might be able to arrange energy performance certificates given their contacts with long established Milton providers
My bid for a property was accepted at auction in Milton. Conveyancing is required. What are my next steps?
Now that you have legally committed yourself to purchase you now have to choose a conveyancing lawyer soon as you will have a tight a fixed date to complete the purchase. All auction property should have an associated auction set of papers. This will include evidence of title and search results. In the case of leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
I have instructed a Milton solicitor having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Milton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm buying a new build house in Milton with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of additionals instead. The house builders rep told me not reveal to my solicitor about the deal as it could affect my loan with the lender. 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.
As co-executor for the estate of my grandfather I am selling a house in Cardiff but reside in Milton. My lawyer (who is 300 miles from meneeds me to sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Milton who can witness this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Milton
I purchased a house in Milton last 30/4/2024 and to date it is still not recorded with HMLR. It is part of a new estate and my solicitor told me that it may take 12 months to complete the registration formalities. I have spoken with the Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your property lawyer that you should contact in order to satisfy any issues which have been raised as part of the registration process for your Milton property. Normal Milton conveyancing practice includes an undertaking on the part of the seller's solicitor that they will help resolve any registration raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.