Am I correct in assuming that the fact that my solicitor in Blakenhall is not identified on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. 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 top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Blakenhall conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Do the conveyancing solicitors that you recommend handle conveyancing in Blakenhall by way of an attended exchange?
There are a few conveyancing experts who can conduct attended exchanges. Do e-mail us to get a conveyancing quote and details as to dates.
Do all mortgage companies provide you with an approved list of Blakenhall conveyancing solicitors? How do you know who is on the Principality conveyancing panel?
Blakenhall conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
I'm buying a new build house in Blakenhall with a loan from Chelsea Building Society. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my lawyer about this deal as it may put at risk my loan with the bank. 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.
My partner and I have an offer in principle from Coventry Building Society who have advised that they will loan up to £400k. When do I need to instruct a solicitor for conveyancing? Blakenhall is where we plan to move to.
You can appoint a lawyer now requesting that they open a file for you. This will facilitate: 1) the estate agent to issue a Sales Memorandum to the relevant parties 2) the seller’s conveyancer to send out the draft agreement. That being said, do not instruct your conveyancer to order searches until you receive your valuation report from Coventry Building Society and you are willing to proceed.