Am I correct in assuming that the fact that my solicitor in Whittlesey is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters 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. Should you be concerned you should simply call the Whittlesey conveyancing practice and enquire why they are no longer on the approved list for your lender.
What can a local search tell me regarding the house we're purchasing in Whittlesey?
Whittlesey conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search is essential in every Whittlesey conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I'm buying a new build house in Whittlesey with the aid of help to buy. The sellers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not to tell my solicitor about this deal as it would impact my loan with TSB. 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.
In sourcing the web for the term on line conveyancing in Whittlesey it brings up numerous solicitorsin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for my move?
The ideal method of finding the right conveyancer is via trusted referral, so ask friends and family who have purchased a property in Whittlesey or the reputable estate agent or mortgage broker. Costs for conveyancing in Whittlesey vary, so it's sensible to request a minimum of four estimates from varying types of property lawyers. Make sure that you clarify what costs in the quote includes.
My lawyers in Whittlesey have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.