Is the fact that my conveyancer in Sea Mills is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 contact the Sea Mills conveyancing practice and enquire why they are no longer on the approved list for your bank.
We see that you have a post code search directory listing solicitors on the Lloyds conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Sea Mills?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Sea Mills.
Is it the case that all Sea Mills conveyancing solicitors on the Coventry BS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be governed by the Council of Licensed Conveyancers.
My fiancee and I are at the point of viewing apartments in Sea Mills and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Nationwide.
It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are obtaining a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
After shopping around on the internet I have found a Sea Mills lawyer having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sea Mills surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am purchasing a new build house in Sea Mills with a mortgage from Clydesdale. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my lawyer about the extras as it would jeopardize my mortgage with the lender. 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Sea Mills is the location of the property. What do you suggest?
Flying freeholds in Sea Mills are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sea Mills you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sea Mills may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My business partner and I are looking to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Sea Mills for under 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Sea Mills, including the sale and purchase of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. As for the costs this will depend on the structure and terms of the deal. Please provide us with your contact information or telephone so as to enable us to provide you with comprehensive commercial conveyancing calculation.