Is the fact that my conveyancer in Blandford Forum is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Should you be concerned you should simply call the Blandford Forum conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Finally the sale completed on my house in Blandford Forum last April yet the purchaser is texting daily complaining that their conveyancer is waiting to hear from mylawyer. What should my lawyer have done following completion?
Post completion of your house sale your solicitor is obliged to deliver the transfer documentation and all supplemental paperwork to the purchaser's solicitors. If applicable, your lawyer must also confirm that the mortgage has been discharged to the purchasers conveyancers. There is unlikely to be post completion procedures peculiar conveyancing in Blandford Forum.
I'm buying a new build house in Blandford Forum with a loan from Nottingham Building Society. The builders would not budge the price so I negotiated 6k of extras instead. The estate agent advised me not to tell my lawyer about the extras as it will impact my mortgage with the lender. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Blandford Forum is where the house is located. Can you offer any advice?
Flying freeholds in Blandford Forum are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blandford Forum you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blandford Forum may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Why can I not complete our conveyancing in Blandford Forum on Good Friday?
Because on completion the money will be transferred electronically between the banks of the buyer and seller's conveyancing practitioner and currently this can only occur on a business day. It is not possible to complete on a weekend either.