Can you help? My Upper Tean solicitor is assuring me that he has toconduct Upper Tean conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Upper Tean conveyancing searches.
The Upper Tean conveyancing lawyers that I recently instructed on my house acquisition in Upper Tean have without warning shut down. I only went with them because I had to have a solicitor on the RBS conveyancing panel and my preferred Upper Tean lawyer was not. I sent them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know 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 will need to appoint new lawyers that are on the RBS 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 lawyers should be in a position to help.
We are buying a house in Upper Tean. It might be a silly question but how we can trust a conveyancer? At some point we will need to put our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my mother sell her property in Upper Tean. Will the solicitor order an energy assessment or should I organise this?
After the demise of Home Packs, energy performance certificates was retained a required element of moving property. An EPC must be commissioned before the property is placed on the market. This is not as aspect of the sale process that solicitors normally arrange. If you are instructing a Upper Tean conveyancing solicitor they might be able to arrange energy assessments due to their relationships with reputable local assessors
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Upper Tean solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
3 months have elapsed since my purchase conveyancing in Upper Tean concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 property 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 am buying my first flat in Upper Tean with a loan from The Royal Bank of Scotland. The sellers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my solicitor about this extras as it will impact my loan with The Royal Bank of Scotland. 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.
I am selling my property. My former conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Upper Tean if that makes a difference.
Do use our search tool to help you find a solicitor for your conveyancing in Upper Tean. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.