What is the first thing I need to know about purchase conveyancing in Bollington?
You may not hear this from too many lawyers but conveyancing in Bollington or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, estate agent and sometimes the bank. Selecting a lawyer for your conveyancing in Bollington should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the legal process whose role it is to act in your best interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. You must always trust your solicitor ahead of the other players in the conveyancing process.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Bollington?
There are many recorded licenced Conveyancers in Bollington and Solicitor practices in Bollington who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal aspects of transferring property. They may both also conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Bollington building society branch on various occasions and was advised it wasn't a problem and they would lend. My Bollington conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. Who do I believe?
Provided that the solicitor is on the bank panel, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being difficult. The Bollington solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm buying a new build house in Bollington benefiting from help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not to tell my lawyer about this extras as it may affect my mortgage 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.
I am thinking of appointing a conveyancing solicitor in Bollington for my remortgage. Is it possible to see a firm’s complaints history with the legal regulator?
You may search for presented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.
I have read on a number of online forums that before choosing a conveyancing solicitors they must be approved by your bank. It happens to be my first home move but I have an offer in principle from Birmingham Midhshires and I already have a family conveyancing lawyer in Bollington at the ready. Will Halifax insist on an approved lawyer to be selected? Does a list of approved firms even exist so I can pick a conveyancing lawyer in Bollington?
You need to use a solicitor that is on the Halifax panel. The simplest thing to do is telephone your preferred Bollington conveyancing lawyer and ask if they are on the Halifax panel. If they are not approved you have a number of alternatives available to you here:
- Proceed with your existing Bollington conveyancer but Halifax will undoubtedly retain a lawyer on their conveyancing panel. This will result in additional cost and potential interruption.
- Get a new property lawyer to conduct the conveyancing, obviously checking they are on the Halifax conveyancing panel.
- Convince your lawyer to pull out all the stops to get listed on the Halifax conveyancing panel.