Is the fact that my solicitor in Wiveliscombe is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Wiveliscombe conveyancing firm and ask them why they are no longer on the approved list for your bank.
My partner and I are acquiring a newly built duplex in Wiveliscombe and my lawyer is telling me that she is duty bound to the lender to disclose incentives from the developer. I am under pressure to exchange contracts and my preference is not to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
There are numerous conveyancing solicitors in Wiveliscombe but how do I know who's good?
It would be unwise to be swayed by the cheapest Wiveliscombe conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My offer was accepted on an apartment in Wiveliscombe on 7/10/2025, valuation was booked 4 days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
My sealed bid on a property in Wiveliscombe has been accepted, the owners do however have a tied purchase. The owners have offered on a flat, however it’s not been accepted yet, and have viewings of other flats booked. I have instructed a high street conveyancing solicitor in Wiveliscombe. What do I do now? When do I get the mortgage application with Leeds Building Society going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then valuation, Wiveliscombe conveyancing search charges, etc). First, you must check that your property lawyer is on the Leeds Building Society conveyancing panel. As to the subsequent stages this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a hot market some buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they pay their solicitor to proceed with searches.
A friend suggested that where I am buying in Wiveliscombe I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Wiveliscombe conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Wiveliscombe around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wiveliscombe Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Wiveliscombe.
Me and my brother purchased a terraced Edwardian property in Wiveliscombe. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching address. Is it worth asking Nottingham Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wiveliscombe and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
I am purchasing my first flat in Wiveliscombe with a loan from Leeds Building Society. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my conveyancer about the side-deal as it will affect my loan with the bank. 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.