I am in the process of selling my home in Swanland and the estate agent has just e-mailed to say that the buyers are switching solicitor. The reason given is that the mortgage company will only engage with solicitors on their approved list. Why would a leading lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Swanland ?
UK lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
My partner and I have just bought a property in Swanland. We have since encountered a number of issues with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Swanland?
The question is not clear as what problems have arisen and if they are relate to conveyancing in Swanland. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a document referred to as a Seller’s Property Information Form. answers ends up being inaccurate, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Swanland.
We note that you have a post code search directory identifying solicitors on the Nottingham conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Swanland?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Swanland.
A friend recommended that where I am buying in Swanland I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Swanland conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Swanland around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Swanland Education with plans and statistics, Local Amenities and other useful data regarding Swanland.
I am buying my first flat in Swanland benefiting from help to buy. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my solicitor about the deal as it will impact my mortgage with Yorkshire Building Society. 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.
As co-executor for the will of my uncle I am selling a house in Swansea but I am based in Swanland. My solicitor (who is 260 kilometers awayrequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Swanland to attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Swanland based