It has come to my attention via my mortgage broker that my Benson property lawyer is not on the lender Solicitor panel. How can I be sure that this is correct?
You need to call your Benson lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may recommend you to a Benson conveyancing firm that is on the approved list of lawyers for your lender.
I have been told that property searches are a common reason for delay in Benson house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Benson.
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who dealt with the conveyancing in Benson 5 years ago have long since closed. What do I do?
As long as you have a registered title the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I am buying a new build house in Benson with a loan from Coventry Building Society. The developers refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my solicitor about the deal as it would jeopardize my loan with the bank. Is this normal?.
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.
How easy is it to change conveyancer as I need to instruct one who is on the Barclays Direct conveyancing panel. I was using a family conveyancing solicitor in Benson round the corner but the firm is not accepted by Barclays Direct
It would be our pleasure to help you find a conveyancing solicitor in Benson on the Barclays Direct panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Benson. In utilising search facility on this page, you can compare fees for conveyancing solicitors in Benson and throughout England and Wales.