How up to date is your database of Baldock solicitors on the HSBC conveyancing panel? Do HSBC send you an updated list?
Baldock conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Can you clarify what the consequences are if my solicitor is removed from the Santander Conveyancing panel ahead of completing my conveyancing in Baldock?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I'm buying my first flat in Baldock with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not reveal to my lawyer about this deal as it could adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I decided to have a survey carried out on a property in Baldock prior to appointing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks tend refuse to issue a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Baldock. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Baldock to see if the conveyancing will be more expensive.
I am using a search engine for the phrase conveyancing in Baldock it reveals many solicitorsin the vicinity. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The preferential method of seeking the right conveyancer is via personal referral, so seek the opinion of friends and those you trust who have bought a property in Baldock or the local estate agent or financial adviser. Fees for conveyancing in Baldock differ, so it's advisable to secure at least four fee calculations from varying types of conveyancers. Be sure to seek confirmation that the fees are fixed.