Unfortunately I am unable to travel far from St Johns. Is there a reason why all St Johns conveyancers are not on all mortgage company panels?
Pre- 2008 most mortgage companies displayed an attitude to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into fraud which concluded: know the property lawyers on your panel. Consequently, mortgage companies have since looked to extract more data from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have been excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the mortgage companies insisted on.
A relative pointed out to me me that in purchasing a property in St Johns there could be a number of restrictions prohibiting external changes to the property. Is this right?
There are anumerous of properties in St Johns which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in St Johns should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Does a directory service exist listing Leeds Building Society panel conveyancers in St Johns on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings open the public on the web. If you are in need of a St Johns lawyer on the Leeds Building Society please use our facility.
The formalities of my remortgage has taken place for my property in St Johns. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I need some fast conveyancing in St Johns as I am faced with pressure to complete within 4 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not getting a mortgage you are at free not to have searches conducted although no solicitor would recommend that you don't. With lots of history conveyancing in St Johns the following are examples of issues that can arise and therefore affect future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...
I used Stirling Law several years past for my conveyancing in St Johns. Now, I need the documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Johns of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in St Johns with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my solicitor about this extras as it may adversely affect my loan with Alliance & Leicester . Should I keep quiet?.
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.
Am I better off to appoint a St Johns conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can conduct the legal formalities but her office is 300kilometers away.
The benefit of a local St Johns conveyancing practice is that you can visit the firm to execute paperwork, deliver your identification documents and pester them where appropriate. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were impressed that must trump using an unfamiliar St Johns conveyancing lawyer solely due to them being St Johns based.