I am progressing with the sale of my maisonette in Castle Eden and the estate agent has just telephoned to say that the purchasers are switching solicitor. I am told that this is due to the fact that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to appoint for their conveyancing in Castle Eden ?
UK lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
Completed the sale of my flat in Castle Eden last July yet the purchaser is SMS messaging daily to moan that his conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your disposal your lawyer should forward the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also confirm that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion steps unique to conveyancing in Castle Eden.
I'm buying a new build house in Castle Eden with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this extras as it would adversely affect my mortgage with TSB. 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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Castle Eden is the location of the property. What do you suggest?
Flying freeholds in Castle Eden are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Castle Eden you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castle Eden 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.
My husband and I are selling a Castle Eden flat we inherited some years ago in 2010. I have over a decades worth of conveyancing experience and, although retired, wish to conduct my own conveyancing. The buyer's lawyer has informed me that their mortgage company will not allow us to do our own conveyancing mandating that the funds to be released via a solicitor's bank account.
Lending requirements to conveyancers from all CML members specify that If the vendor is not legally represented the borrower's lawyers should check whether the bank needs to be told so that a decision can be made if they are prepared to move forward.