Do the conveyancing practitioners identified via your search tool handle auction conveyancing in Swavesey?
We know of a few niche solicitors we can connect you with those who can conduct auction conveyancing. Swavesey is one of the many locations where our lawyers have a presence.
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to appoint a local conveyancing solicitor in Swavesey?
You should check but the the likelihood is that give you one of their panel conveyancers if you take up the "fee-free" incentive. Speak to the mortgage company and see if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Swavesey.
Is it the case that all Swavesey solicitor firms on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel and in that case the organisation would be overseen by the CLC.
We had chosen conveyancing lawyers located in Swavesey on the Clydesdale solicitor panel. They have just billed me a further charge for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer can levy a fee for this. The charge is not dictated by Clydesdale but by your Swavesey lawyer. Plenty of firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Swavesey building society branch on a couple of occasions and was advised it wasn't a problem and they would lend. My Swavesey conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?
The conveyancing practitioner has to follow the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am buying my first flat in Swavesey with a mortgage from Clydesdale. The sellers would not budge the price so I negotiated 6k of extras instead. The property agent suggested that I not inform my conveyancer about this extras as it would put at risk my loan with the bank. Is this normal?.
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.
Should I be wary by third parties that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Swavesey conveyancing firm?
As with lots of professional services, often referrals from family and friends can be very helpful. But there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all recommend conveyancers to choose. On occasion these conveyancers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are free to choose your own lawyer. However, bear in mind that the majority of banks have an approved list of solicitors you have to use for the lender aspect of your home move.
I am thinking of appointing a conveyancing practitioner in Swavesey for my house move. Is there any facility to review a firm’s record with the legal regulator?
You may read documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may recorded call for training reasons.