My financial adviser requires my Ratcliff law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Ratcliff office but they don't know it.
You are best placed to get this information from your Ratcliff conveyancing practitioner . They maintain a central record lender panel numbers.
Are the Ratcliff conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Ratcliff conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
We had selected solicitors located in Ratcliff on the HSBC solicitor panel. They are now charging me an additional charge for handling the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. The fee is not dictated by HSBC but by your Ratcliff conveyancer. Plenty of firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
I recently had an offer agreed on a house in Ratcliff. My financial adviser suggested a property lawyer. I paid an on account payment of £200. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being difficult. The Ratcliff solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Ratcliff differ for new build properties?
Most buyers of new build property in Ratcliff contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Ratcliff typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ratcliff or who has acted in the same development.
I have been on the look out for a flat up to £245,000 and found one near me in Ratcliff I like with a park and railway links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Ratcliff suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
How easy is it to change firm as I need to find one who is on the Accord Mortgages Ltd conveyancing panel. I instructed a family conveyancing solicitor in Ratcliff five minutes from me but she is not approved by Accord Mortgages Ltd
It would be our pleasure to assist you find a conveyancing solicitor in Ratcliff on the Accord Mortgages Ltd panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Ratcliff. In making use of search facility on this website, you can scrutinise costs for conveyancing solicitors in Ratcliff and throughout England and Wales.