Am I correct in assuming that the fact that my conveyancer in Royston is not on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Royston conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Me and my fiancee are purchasing our first house. The property lawyer has calledto enquire if we would like to order supplemental conveyancing searches. Unfortunately we have no idea as to what's recommended for conveyancing in Royston
The extent of Royston conveyancing searches should be triggered based entirely on the property, the location, the possibility of any of these risks, your familiarity of the region and risks, your general appetite to risk. What matters is that you properly appreciate what information each search could give you. Then you can make a decision if you consider that you need that search. Should you be unsure, ask your conveyancing practitioner to advise.
I am purchasing a property and the lawyer has mentioned Chancel Repair for which the property may be obligated to pay as it falls into the area of such a church. She has suggested insurance. Is this really warranted for conveyancing in Royston
Unless a previous purchase of the property completed post 12 October 2013 you could assume that solicitors delivering conveyancing in Royston to remain recommending a chancel search and or insurance against a claim.
I'm purchasing my first flat in Royston with a mortgage from Alliance & Leicester . The developers would not budge the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not to tell my solicitor about this side-deal as it could adversely affect my mortgage with Alliance & Leicester . 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.
Due to the guidance of my in-laws I had a survey completed on a property in Royston before retaining conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks tend not grant a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Royston. Conveyancing may be slightly more expensive based on your lender's requirements.
I was advised by a number of estate agents in Royston to select a solicitor on your site. What’s the financial advantage for Estate Agents to offer your site over another?
We don’t offer any commission for sending work our way. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.