Is the fact that my conveyancer in Norris Green is not on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible 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 top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer 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 Norris Green conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am under pressure from the owner of a property in Norris Green to complete within four weeks. What can I do to expedite matters?
In the event that the seller is applying time constraints for your conveyancing it is advisable to make sure that your conveyancer is familiar with the location as they will benefit local connections and know-how. It is even conceivable that they would have handled otherhomes in the same neighbourhood. You would be best advised to use a Norris Green conveyancing solicitor. In addition, make sure that the conveyancing firm is on the member panel. It is believed that just under twenty per cent of Norris Green conveyancing deals are frustrated or jeopardised after finding out that a buyer’s lawyer was not on their banks panel. In many cases this discovery resulted in the transaction being frustrated by almost 21 days. It is understood that this issue impacts in the region of 100,000 home sales every year. Many Norris Green conveyancing firms can not represent certain banks so do check at the outset.
We are planning to buy with Coventry BS. We have called around locally yet cant to find a Norris Green conveyancing firm on the Coventry BS panel. Please you help?
Please do take advantage of the search tool on this site. Please choose the lender and type Norris Green or your preferred area and you will see a number of lawyer based in Norris Green or nearest you.
I have recentlyfound out that Stirling Law have closed. They conducted my conveyancing in Norris Green for a purchase of a freehold house 12 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Norris Green conveyancing specialists.
I'm purchasing my first flat in Norris Green with a loan from Halifax. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about this side-deal as it may jeopardize my mortgage with Halifax. 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've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Norris Green is the location of the property. Is there any guidance you can impart?
Flying freeholds in Norris Green are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Norris Green you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norris Green may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.