Am I correct in assuming that the fact that my solicitor in Ravenglass is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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 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 Ravenglass conveyancing firm and enquire why they are no longer on the approved list for your lender.
Me and my partner are about to complete on the purchase of a property in Ravenglass but as a result of wreckage from a small fire at the property I have was able negotiate recompense from the vendor of £2k in the form of a reduction in the price. This was going to be addressed as part of amending the contract yet Santander are not allowing this. Why were they notified?
Your conveyancing practitioner being on a Santander conveyancing panel is required to advise Santander of any amendments to the purchase price. If you prohibit your solicitor to notify the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new lawyer for your conveyancing in Ravenglass.
When will exchange of contracts happen for sale conveyancing in Ravenglass and do I need to be at the solicitors branch?
Where you are local to one of the conveyancing solicitors in Ravenglass you are welcome to attend to sign contracts. That being said, the firms we recommend offer countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not the critical part. Signing on the dotted line is necessary for the firm to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ravenglass)to be in the office at the appropriate time.
I acquired my house on 16 September and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Ravenglass advises it would be dealt with in less than a month. Are properties in Ravenglass uniquely lengthy to register?
There is nothing unique about conveyancing in Ravenglass registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd parties. As of today roughly 80% of such applications are completed within two weeks but some can be subject to protracted delays. Historically registration is effected after the purchaser has moved in to the premises therefore registration formalities is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.
I'm buying my first flat in Ravenglass benefiting from help to buy. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my lawyer about the extras as it could impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Given that I am about to part with over three hundred thousand on a garden flat in Ravenglass I would like to have a conversation with the lawyer regarding theconveyancing prior to giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your property ownership legalities in Ravenglass.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Ravenglass should be the figure that you end up paying.