My mortgage broker says he needs my St Helens lawyer’ panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have tried my local St Helens office but they have not responded to me.
Have you tried speaking to your St Helens conveyancing practitioner about this?. They should have a central record lender panel numbers.
My husband and I are acquiring a newly built duplex in St Helens and my lawyer is informing me that she is duty bound to the lender to disclose incentives from the seller. I am on a tight deadline to sign contracts and I have no desire to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in St Helens. Do I collect the keys to the property on the completion date from my lawyer? If so, I will find a High Street conveyancing solicitor in St Helens?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
Is it the case that all St Helens solicitors on the Clydesdale conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
Intending to buy a flat in St Helens. 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 RBS 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 St Helens solicitor is on the RBS conveyancing panel.
I'm buying a new build house in St Helens with a loan from HSBC Bank. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not inform my solicitor about the deal as it would affect my loan with HSBC Bank. Is this normal?.
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 was pointed in your direction by a couple of local property agents in St Helens to choose a property lawyer on your site. Is there a financial incentive for Estate Agents to recommend your services over a competitor’s?
We refuse to offer any financial incentive for directing people in our direction. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
As co-executor for the estate of my uncle I am disposing of a residence in Newport but reside in St Helens. My conveyancer (who is 300 miles from merequires that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in St Helens who can witness this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in St Helens