I had intended to instruct a conveyancing solicitor in Alton for our house move. Our financial adviser has since notified us that our bank Barclays Direct won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most lenders had a different appetite for risk. Almost all Alton conveyancing firms would have been on most lender panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and their employees as well as set certain criteria such a completing on a minimum number of conveyancing. Many Alton conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Alton is amongst the thousands of locations where the lawyers we recommend are are approved Barclays Direct.
When it comes to mortgage companies such as Lloyds, do Alton lawyers face an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
How can we tell if a Alton conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Alton getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your transaction.
Completion of my remortgage has taken place for my property in Alton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I got the keys to my home on 11 July and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Alton said it would be dealt with inside ten days. Are properties in Alton uniquely lengthy to register?
There is nothing unique about conveyancing in Alton registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether there are errors and whether the Land registry have to notify any 3rd parties. Currently in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Historically registration takes place after the new owner has moved in to the premises thus an expedited registration is not typically top priority but where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
I am purchasing a new build house in Alton with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The estate agent advised me not to tell my conveyancer about this deal as it could impact my mortgage with the lender. 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.
Given that I will soon spend £400,000 on a two bedroom apartment in Alton I wish to talk to a lawyer regarding theconveyancing ahead of appointing the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your property ownership legalities in Alton.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Alton should be the amount on the final invoice that you end up paying.