I am in the process of selling my ground floor flat in Ranmoor and the estate agent has just telephoned to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a leading lender only work with certain law firms rather the firm that they want to select to handle their conveyancing in Ranmoor ?
UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Do lenders provide you with an approved list of Ranmoor conveyancing solicitors? How do you know who is on the RBS conveyancing panel?
Ranmoor conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
What will a local search tell me concerning the house my wife and I purchasing in Ranmoor?
Ranmoor conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search plays an important part in most Ranmoor conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I have recentlydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Ranmoor for a purchase of a leasehold apartment 9 months ago. How can I check that the property is not still registered in the name of the previous owner?
The easiest method to check if the property 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 Ranmoor conveyancing specialists.
I'm purchasing my first flat in Ranmoor benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not inform my conveyancer about this deal as it may 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.
We are 14 days into a residential purchase having been recommend to a firm by the high street agent to handle our conveyancing in Ranmoor. I am not happy. Can you you assist me in finding new conveyancers?
They would have to be really poor in order to consider replacing them. Has the loan offer been generated? In the event that it has you will need to advise them of the new solicitor and ensure the loan are re-sent. Your new conveyancer should be on the mortgage company panel to avoid supplemental charges and delays. So that should be your first question of the new solicitors. Our search tool should assist you in finding a lender approved solicitor for your home move in Ranmoor