Am I correct in assuming that the fact that my conveyancer in Rocester is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Should you be concerned you should simply call the Rocester conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Are the Rocester conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Rocester 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're in Rocester, FTBs purchasing with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Will our conveyancer be making enquiries concerning flooding as part of the conveyancing in Rocester.
Flooding is a growing risk for lawyers dealing with homes in Rocester. There are those who purchase a property in Rocester, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a various checks that may be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Rocester. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out whether the premises has historically flooded. If the residence has been flooded in past and is not notified by the vendor, then a purchaser may bring a legal claim for losses stemming from an inaccurate answer. A purchaser’s conveyancers will also carry out an enviro report. This should higlight if there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.
I'm buying a new build house in Rocester benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about this extras as it could jeopardize 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.
I happen to be an executor of my recently deceased aunt’s Will, with a property in Rocester which will be sold. The property has never been registered at HMLR and I'm told that many buyers solicitors will insist that it is in place before they'll move forward. What's the procedure for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.