We are buying a property and need a conveyancing solicitor in Silverdale who is on the Coventry BS approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Silverdale.
Do the Building Society Association intend to launch a search tool with a view to list practices on the Coventry BS conveyancing panel for example in Silverdale?
Lexsure has not been advised of any plans on the part of the BSA to develop such a tool.
Please help - my lawyer advises that lack of building regulations insurance is needed on my purchase. What is the level of cover for Silverdale conveyancing?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
Are all Silverdale Conveyancing Quality Solicitors on the Principality conveyancing panel?
It is true that some lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We previously chose conveyancing lawyers locally in Silverdale on the Barclays solicitor approved list. They are now charging me a supplemental amount for handling the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. The fee is not dictated by Barclays but by your Silverdale lawyer. Some firms on the Barclays panel will quote an ‘acting for lender’ fee and others do not.
I'm buying my first flat in Silverdale benefiting from help to buy. The sellers refused to budge the amount so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my solicitor about this side-deal as it will put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Silverdale is the location of the property. Is there any guidance you can give?
Flying freeholds in Silverdale are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Silverdale you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Silverdale 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.
I am looking for a conveyancing practitioner in Silverdale for my purchase. Can I check a solicitor's record with the legal regulator?
Anyone may search for published Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.