Am I correct in assuming that the fact that my solicitor in Surrey Quays is not on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Surrey Quays conveyancing practice and ask them why they are no longer on the approved list for your bank.
We hope to to purchase with Earl Shilton BS. We have called around locally yet am unable to find a Surrey Quays conveyancing firm on the Earl Shilton BS approved list. Can you assist?
You should make use of the find a lender approved solicitor tool on this web page. Please choose the building society and type Surrey Quays or your preferred area and you will see numerous conveyancers located in Surrey Quays or by proximity to you.
I have decided to exercise my right to buy my property in Surrey Quays off the council. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
Intending to buy a apartment in Surrey Quays. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance 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 Surrey Quays conveyancer is on the Kent Reliance conveyancing panel.
Our offer on a detached house in Surrey Quays has been agreed to, the vendors do however have a dependent purchase. The sellers have placed an offer on on an apartment, but it’s not yet agreed to, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Surrey Quays. What do I do now? At what point should I apply for the mortgage with UBS?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then valuation, Surrey Quays conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the UBS approved list. Regarding the subsequent stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a buoyant market some purchasers will apply for a home loan with UBS and arrange for the valuation and only if it was satisfactory would they request their solicitor to press on with searches.
3 months have gone by since my purchase conveyancing in Surrey Quays completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Surrey Quays with a loan from Santander. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about the extras as it could put at risk my loan with Santander. 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.
Due to the input of my in-laws I had a survey completed on a house in Surrey Quays in advance of retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some banks tend not grant a mortgage on this type of house.
It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Surrey Quays. Conveyancing may be slightly more expensive based on your lender's requirements.