I am obtaining a mortgage offer from Nat West. I intend to employ the services of a Licensed Conveyancer in Thurmaston. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are purchasing a property and require a conveyancing solicitor in Thurmaston who is on the Yorkshire BS conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Thurmaston.
I am helping my sister sell her property in Thurmaston. Does the solicitor commission an energy assessment or it is for the seller to see to?
Following the demise of Home Information Packs, energy assessments was left as a compulsory element of selling a property. An EPC must be commissioned prior to the property being put on the market. This is not something that lawyers normally arrange. Where you are instructing a Thurmaston conveyancing lawyer they might help arrange energy assessments due to their relationships with long established local energy assessors
I had a mortgage agreed in principle with RBS. Thurmaston conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS conducted the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my remortgage has taken place for my property in Thurmaston. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
What can a local search tell me regarding the house I am buying in Thurmaston?
Thurmaston conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search plays a central role in many a Thurmaston conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I am purchasing a new build house in Thurmaston benefiting from help to buy. The developers would not move on the price so I negotiated 6k of extras instead. The house builders rep told me not to tell my conveyancer about the extras as it may adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
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.
Developers have put forward a solicitor and I've obtained a quote from them. It's almost £400 less expensive than my preferred Thurmaston solicitor. What's the catch?
Builders frequently have panels of conveyancing practitioners who are quick and who know the developer’s contract and conveyancer. Plenty of developers offer an incentive to choose a preferred solicitor for this reason, any increased charges can be avoided and a builder will not recommend a conveyancing warehouse and run the risk of having the transaction stall when they require an exchange inside a month. The argument for not agreeing to use the suggested lawyer is that they may prove hesitant to 'push' your interests at the risk of alienating the housebuilder. If you worry that this may be the situation you should stick with your high street Thurmaston conveyancer.