Am I correct in assuming that the fact that my solicitor in Oundle is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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 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 simply call the Oundle conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am helping my niece sell her property in Oundle. Will the conveyancing solicitor arrange an EPC or do I organise this?
Following the abolition of HIPs, energy assessments became a mandatory element of moving property. An energy performance certificate should be to hand prior to the property being advertised. This is not a task that lawyers normally arrange. If you are instructing a Oundle conveyancing practitioner they might help arrange energy performance certificates given their contacts with reputable Oundle accredited person
We previously instructed conveyancing lawyers with offices in Oundle on the Leeds Building Society solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Leeds Building Society but by your Oundle conveyancer. Plenty of firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
My wife and I have organised a further advance on our home loan from Aldermore as we want to carry out renovations to our home in Oundle. Do we need to select a nearby Oundle solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore do not ordinarily require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
Will my conveyancer be raising questions about flooding as part of the conveyancing in Oundle.
The risk of flooding is if increasing concern for solicitors dealing with homes in Oundle. Some people will purchase a property in Oundle, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Oundle. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the seller to find out if the property has historically flooded. If the residence has been flooded in past which is not revealed by the seller, then a buyer may bring a legal claim for losses as a result of such an inaccurate response. The buyer’s lawyers should also commission an enviro search. This should indicate whether there is any known flood risk. If so, additional inquiries should be made.
I'm purchasing a new build house in Oundle with a mortgage from Chelsea Building Society. The sellers would not reduce the amount so I negotiated 6k of extras instead. The house builders rep told me not to tell my lawyer about this deal as it could adversely affect my loan with the bank. 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.
Is it simple use your search facility to select a conveyancing solicitor in Oundle on the authorised to act for my mortgage?
Step one is to pick a mortgage company such as Yorkshire Building Society, Leeds Building Society or Godiva Mortgages Ltd then type in your preferred area e.g. Oundle. Conveyancing firms in Oundle and further afield will then be listed.
We are 17 days into a residential purchase having been recommend to conveyancers by the selling agent to handle our conveyancing in Oundle. We are not happy. Could you you assist me in finding new conveyancers?
A lawyer would have to be very poor to suggest replacing them. Has the mortgage been sent? In the event that it has you must make them aware of the new contact details and ensure the mortgage documents are re-sent. Your solicitor ideally should be on the mortgage company panel to avoid added costs and complications. So that should be your starting point. Our search tool can help you find a bank approved lawyer for your home move in Oundle