We are looking to buy a property and need a conveyancing solicitor in St Annes Park who is on the RBS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in St Annes Park.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather appoint a St Annes Park based conveyancing firm?
You should check but the chances are that give you one of their panel conveyancers where you want the "fee-free" offer. Call the lender to see if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in St Annes Park.
My conveyancer has informed me that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in St Annes Park?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
Is it the case that all St Annes Park CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
Planning on purchasing a house in St Annes Park. 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 UBS 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 Annes Park property lawyer is on the UBS conveyancing panel.
I am buying a new build house in St Annes Park with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The property agent told me not inform my conveyancer about the side-deal as it may affect my loan with the 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 have been recommended by two or three local estate agents in St Annes Park to get a quote from a solicitor using your seach tool. What’s the financial inducement for Estate Agents to recommend your lawyers ahead of a competitor’s?
We don’t make any financial incentive for sending work our way. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
What is the reason for my conveyancing practitioner requiring a list of items of identification before they can proceed with my conveyancing in St Annes Park?
St Annes Park conveyancers are required by the Law Society, SRA, the Land Registry and current AML Regulations to certify that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and DOB.