Much to our surprise we have been told by our mortgage broker that my Stevenage the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be sure that this is correct?
The sensible course of action for you to take is to contact your Stevenage conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may be able to suggest a Stevenage conveyancing firm that is on the conveyancing panel for your mortgage company.
I do hope you can assist me. My Stevenage solicitor is informing me me that he has toconduct Stevenage conveyancing searches stemming from the fact thatthe firm are on the HSBCconveyancing panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Stevenage conveyancing searches.
It is 10 years ago since I purchased my house in Stevenage. Conveyancing solicitors have now been retained on the sale but I can't find my title documents. Is this a problem?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they could be in the possession of the solicitor who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Stevenage involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
My Solicitor in Stevenage has never been on on the HSBC Bank Conveyancing Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the HSBC Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Stevenage lawyers but HSBC Bank will need to use a conveyancer on their list of acceptable firms. This will result in additional total conveyancing charges and result in delays.
- Get an alternative lawyer to to deal with the conveyancing, remembering to check they are HSBC Bank approved.
- Persuade your HSBC Bank based solicitor to attempt to join the HSBC Bank panel
I am helping my mother sell her flat in Stevenage. Does the solicitor arrange an energy performance certificate or do I organise this?
Following the abolition of Home Information Packs, energy assessments remained a compulsory part of selling a property. An energy assessment should be commissioned prior to the property being advertised. This is not something that lawyers ordinarily arrange. If you are using a Stevenage conveyancing solicitor they may be able to arrange energy assessments given their relationships with reputable Stevenage assessors
I am being advised by my conveyancer that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Stevenage?
The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
How can we tell if a Stevenage conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Stevenage obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.
I am buying a new build house in Stevenage benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of extras instead. The property agent told me not inform my solicitor about the side-deal as it could put at risk my mortgage with the bank. 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.