My financial adviser has requested my Somerstown law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Somerstown branch but they have not responded to me.
Have you tried contacting your Somerstown solicitor about this?. Most Somerstown conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Do the conveyancing lawyers identified via your search tool conduct attended exchange conveyancing in Somerstown?
There are a few conveyancing specialists carrying out attended exchanges. You should e-mail us to secure a conveyancing quote and details as to dates.
I have paid off my mortgage with Skipton. I assume I don't need a Somerstown conveyancing practitioner on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
It is unclear whether my bank requires a lease extension. I have called into my local Somerstown bank branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Somerstown conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their published requirements. Who do I believe?
As long as the conveyancing practitioner is on the lender panel, she or he must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase house in Somerstown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Somerstown conveyancing practitioner is on the Nottingham conveyancing panel.
A colleague suggested that if I am buying in Somerstown I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Somerstown conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Somerstown around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Somerstown Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Somerstown.
I am buying my first flat in Somerstown with a mortgage from TSB. The builders refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my lawyer about this side-deal as it will adversely affect 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.
I need to instruct a conveyancing lawyer in Somerstown for my house move. Is it possible to check a firm’s complaints history with the legal regulator?
You can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could monitor call for training requirements.