I am not well enough to travel far from Wellesbourne. What is the rationale as to why all Wellesbourne solicitors are not on all lender panels?
Banks tend to restrict either the type or the number of conveyancing practices on their panel. Typical examples of such criteria being that a practice must have two or more partners. As well as restricting the structure of firm, some building societies decided to reduce the size of their panel they allow to represent them. It is worth noting that lenders have no responsibility for the quality of advice provided by any Wellesbourne property lawyer on their panel. Increases in mortgage fraud was the main trigger for the reduction of conveyancing panels a few years ago even though there are opposing views about whether solicitors sat at the center of that fraud. Data via the Land Registry reveal that thousands of law practices only transact one or two conveyances annually. Those advocating conveyancing panel culls ask why law firms should have the right to be listed on a conveyancing panel when it is evident that conveyancing is not their primary expertise?
I am intent on selling our home in Wellesbourne and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Wellesbourne. We have lived in Wellesbourne for many years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Stirling Law several years past for my conveyancing in Wellesbourne. I now require my file but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wellesbourne of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Wellesbourne with a loan from Barclays . The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about this side-deal as it would jeopardize my mortgage with the bank. 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.
Due to the advice of my in-laws I had a survey completed on a property in Wellesbourne ahead of retaining conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies will not issue a loan on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wellesbourne. Conveyancing will be smoother if you use a solicitor in Wellesbourne especially if they are acquainted with such properties in Wellesbourne.
Is it best to appoint a Wellesbourne conveyancing lawyer in close proximity to the house I am hoping to buy? I have an old university friend who can conduct the legal formalities however her office is 400miles drive away.
The primary upside of using a local Wellesbourne conveyancing practice is that you can attend the office to sign documents, hand in your ID and apply pressure on them if necessary. Having local Wellesbourne know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were happy that must outweigh using an unknown Wellesbourne conveyancing solicitor solely due to them being round the corner.