I can't travel far from Waltham. Is there a reason why all Waltham conveyancers aren't automatically on all bank panels?
Mortgage Companies tend to impose restrictions on either the nature or volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm is required to have at least two partners. As well as restricting the nature of firm, some banks such as HSBC made a decision to reduce the size of their panel they permit to act for them. It is worth noting that lenders have no liability for the standard of conveyancing provided by any Waltham property lawyer on their approved list. Increases in mortgage fraud was the primary trigger for the culling of conveyancing panels in the last decade notwithstanding that there are opposing opinions about the extent of solicitor involvement in some of that fraud. Statistics via the Land Registry reveal that thousands of conveyancing firms only conduct one or two conveyances annually. Those vindicating conveyancing panel culls question why conveyancing firms should have the right to be listed on a lender panel when clearly conveyancing is not their primary expertise?
Do the conveyancing solicitors identified via your search tool handle auction conveyancing in Waltham?
There are a number of niche practitioners we can connect you with those specialising in auction conveyancing. Waltham is just one of hundreds of locations in which our lawyers have a presence.
Can your site be used to find a Conveyancing solicitor in Waltham even where I’m not purchasing or selling a house, for instance if I wish to acquire a shop in Waltham with a mortgage from Coventry Building Society?
The service is primarily used to find residential conveyancing solicitors in Waltham but we have listed at the end of this page a few Waltham commercial conveyancing firms. You will need to speak with the company directly to see if they can also act for Coventry Building Society
I had intended to instruct a property lawyer in Waltham for our house move. Our broker has since notified us that our bank Platform Home Loans Ltd won't deal with them. Why is this not regarded as unfair competition?
Lenders ordinarily imposes restrictions either the type or the number of conveyancing firms on their member panel. Typical examples of such criteria being that a firm must have two or more partners. As well as restricting the profile of firm, a few banks have reduced the amount of solicitor practices they permit to represent them. You should note that Platform Home Loans Ltd have no responsibility for the quality of advice provided by any member of Platform Home Loans Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels a few years ago even though there are mixed views regarding the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Waltham only carry out a couple conveyances per annum.
Completion of my purchase has taken place for my property in Waltham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I recently had an offer accepted on a house in Waltham. My financial adviser suggested a solicitor. I paid an upfront payment of £150. A couple of days later, the lawyer called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a flat in Waltham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore 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 Waltham conveyancer is on the Aldermore conveyancing panel.
I'm buying my first flat in Waltham benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The sale representative suggested that I not inform my conveyancer about this extras as it may jeopardize my loan with the lender. 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.