Me and my fiance are buying a 2 bedroom apartment in Welshpool with a mortgage. We like our Welshpool lawyer, however the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Welshpool conveyancer as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Welshpool conveyancing lawyer to apply to be on the conveyancing panel.
I am due to exchange buying a property in Welshpool but as a result of damage from a small fire at the property I have was able negotiate reparation from the vendor in the sum of three thousand pounds by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process however Kent Reliance are not allowing this. Why were they notified?
Any lawyer being on the Kent Reliance conveyancing panel is obliged to advise Kent Reliance of any amendments to the sale price. If you prohibit your solicitor to report the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new property lawyer for your conveyancing in Welshpool.
I am selling my flat in Welshpool. Will my conveyancer need to be required to be on the Yorkshire BS conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
The deeds to our property are lost. The conveyancers who handled the conveyancing in Welshpool 10 years ago are no longer around. What are my options?
These day there are copies made of almost everything, and your conveyancer should know precisely where to find all the appropriate paperwork so you can buy or dispose of your house without any difficulty. If duplicates can’t be located, your solicitor can put in place insurance or indemnities against possible claims on your premises.
I am purchasing my first flat in Welshpool with a mortgage from Bank of Ireland. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about the deal as it will adversely affect my loan with the bank. Should I keep quiet?.
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 looking for a conveyancing practitioner in Welshpool for my house move. Is it possible to check a solicitor's record with the profession’s regulator?
You may read documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.