My wife and I are about to exchange buying a house in St Bees but as a result of wreckage from the recent storms I have was able negotiate recompense from the current proprietors of £2k in the form of a reduction in the price. I had intended this to be dealt with as part of a side agreement but Bank of Ireland will not permit this. Should they have been informed?
Any lawyer that is on a Bank of Ireland conveyancing panel is duty bound to disclose to Bank of Ireland of any amendments to the sale price. If you prohibit your conveyancer to notify the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new lawyer for your conveyancing in St Bees.
We see that you have a post code search directory listing law firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in St Bees?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Bees.
Please help - my lawyer says that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in St Bees?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
Is it correct that all St Bees CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Can you point me to a directory of HSBC panel conveyancers in St Bees on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available online. If you are in need of a St Bees solicitor on the HSBC please use our facility.
What is different about your site and other internet conveyancing solicitors when it comes to conveyancing in St Bees?
At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in St Bees. As opposed to estate agents and many comparison sites we do not have kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm paying the most per referral, not the best value conveyancing in St Bees
Why am I unable to complete our conveyancing in St Bees on Good Friday?
This is due to the fact that on completion the money will be transferred electronically between the banks of the purchaser and seller's property lawyer and currently this can only take place on a business day. It is not possible to complete on a saturday or sunday either.