Are all Biggin Hill Conveyancing Quality Solicitors on the Santander conveyancing panel?
It is true that some lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
is it true that all Biggin Hill solicitors on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be overseen by the SRA. Some lenders do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
We have agreed to purchase a house in Biggin Hill. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Bank of Ireland your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Biggin Hill.
Will my solicitor be asking questions concerning flooding during the conveyancing in Biggin Hill.
The risk of flooding is if increasing concern for lawyers dealing with homes in Biggin Hill. Some people will buy a property in Biggin Hill, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Biggin Hill. The standard completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out if the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an incorrect response. The buyer’s solicitors may also conduct an environmental search. This should higlight whether there is a recorded flood risk. If so, further investigations should be conducted.
I am purchasing a new build house in Biggin Hill with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my lawyer about the deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
My father-in-law has encouraged me to use his conveyancing solicitors in Biggin Hill. Do I follow his advice?
No doubt the ideal way to find a conveyancing lawyer is to have referrals from friends or relatives who have experience in using the conveyancer that you are considering.
Do online conveyancing companies cover everything a local Biggin Hill solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Biggin Hill?
Where you instruct an online conveyancer they should cover all the tasks your Biggin Hill solicitor would cover.