Am I correct in assuming that the fact that my solicitor in Cheshire is not on my bank's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible 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 most common reasons for removal are: (1) lack of transactions (2) the solicitor 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 contact the Cheshire conveyancing firm and ask them why they are no longer on the approved list for your bank.
Our son is about to exchange on a newly built flat in Cheshire with a home loan from UBS. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is is a decade since I bought my property in Cheshire. Conveyancing lawyers have recently been appointed on the sale but I can't locate the deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be kept by the mortgage company or they could be in the possession of the conveyancers who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Cheshire involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Are all Cheshire Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved practices?
Some major banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Can I be sure that the Cheshire conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Cheshire obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your conveyancing.
I am buying a property in Cheshire. An unusual aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Skipton your lawyer must follow the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Skipton where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Cheshire.
Taking into account that I will soon part with £400,000 on a property in Cheshire I would like to talk to a lawyer regarding theconveyancing prior to giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your conveyancing in Cheshire.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Cheshire should be the figure that you are charged.