Much to our surprise we have been notified by our lender that my Stroud Green solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?
The sensible course of action for you to take is to call your Stroud Green conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
The Stroud Green conveyancing lawyers that I appointed last week on my purchase in Stroud Green have suddenly closed. They were on acting for me because I had to have a firm on the Principality conveyancing panel and my preferred Stroud Green lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
I am helping my mother sell her flat in Stroud Green. Will the solicitor arrange an EPC or it is for me to coordinate?
Following the demise of Home Packs, energy performance certificates was kept a compulsory component of selling a house. An energy performance certificate should be to hand before the property is advertised. This is not a task that lawyers normally arrange. Where you are instructing a Stroud Green conveyancing practitioner they may help arrange energy performance certificates given their relationships with long established local accredited person
Is it the case that all Stroud Green CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved firms?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership 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 join their panels.
I have decided to exercise my right to buy my property in Stroud Green off the council. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
I used Stirling Law a few years past for my conveyancing in Stroud Green. Now, I need the files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Stroud Green of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Stroud Green with a loan from Platform Home Loans Ltd. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my lawyer about the deal as it would affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Is it true that a Stroud Green conveyancing practice has court proceedings brought against them by a client for failing to conduct the appropriate conveyancing investigations?
We are not aware of such a Stroud Green conveyancing matter but according to a recent report, clients acquiring a property in Cumbria successfully sued their property lawyer due to development plans to erect a wind farm failing to be identified in conveyancing searches.
Where you are purchasing in Stroud Green It is essential that your solicitor purchase all Stroud Green conveyancing searches necessary making sure that you have accurate and up to date information ahead of acquiring a property.