Am I correct in assuming that the fact that my conveyancer in Northallerton is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of 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 most common reasons for removal are: (1) lack 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. Where you are concerned you should simply call the Northallerton conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am buying a newly built apartment in Northallerton and my lawyer is advising me that she has to the bank to reveal incentives from the seller. The Estate Agents are hassling me to sign contracts and my preference is not to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
What is the best way to discover of the solicitor handling my conveyancing in Northallerton is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Birmingham Midshires thus paying £187.00 plus VAT in supplemental conveyancing fees.
You should make the most of the find a lender approved solicitor tool on this site. Please choose the lender and type ‘Northallerton’ or your location and you will be presented with numerous conveyancers located in Northallerton or near you.
I have recentlydiscovered that Wolstenholmes have closed. They carried out my conveyancing in Northallerton for a purchase of a leasehold flat 18 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The easiest way to see if the property is in your name, you can make 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 Northallerton conveyancing specialists.
I'm purchasing my first flat in Northallerton with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my lawyer about this deal as it would put at risk my mortgage with the lender. Is this normal?.
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.
Our estate agent has recommended their conveyancing practitioner for my conveyancing in Northallerton - won’t it be easier to just instruct them?
You need to establish if the estate agent is recommending a solicitor or introducing to a conveyancing practitioner. There are plenty of Northallerton selling agents who recommend two or three Northallerton conveyancing firms purely based on those lawyers offering a great service.