My financial adviser requires my St Agnes solicitor’s panel member for the Nat West conveyancing panel. Can you suggest how I find this out. I have tried my local St Agnes branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your St Agnes solicitor . Most St Agnes law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I am considering refinancing my flat in St Agnes, does my lawyer have to be on the Skipton Solicitor panel?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am helping my aunt sell her flat in St Agnes. Will the conveyancer commission the EPC or do I organise this?
Following the demise of HIPs, EPC’s became a mandatory component of selling a property. An energy performance certificate should be commissioned before the property is marketed. This is not something that conveyancers normally arrange. Where you are instructing a St Agnes conveyancing practitioner they might be willing to arrange energy assessments given their relationships with long established local providers
My father advised me that in buying a property in St Agnes there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in St Agnes which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in St Agnes should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being problematic. The St Agnes solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am close to exchanging contracts on the sale of our house in St Agnes and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in St Agnes. We have lived in St Agnes for 4 years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I'm purchasing a new build house in St Agnes benefiting from help to buy. The builders would not reduce the amount so I negotiated 6k of additionals instead. The property agent advised me not reveal to my lawyer about this extras as it may adversely affect my loan with Aldermore. 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.
Do online conveyancing companies cover everything a high street St Agnes solicitor does or must I employ a solicitor for the final stages for my conveyancing in St Agnes?
Where you choose an online conveyancer they should cover all the tasks your St Agnes conveyancer will cover.