Me and my partner are buying a ground floor flat in City of Darlington. My lawyer is not on the lender approved panel. Am I still permitted to use my City of Darlington conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
One will need to have a solicitor to complete the formalities if you need a mortgage to purchase your home. The conveyancer will carry out all the essential due diligence on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You may appoint a City of Darlington property lawyer of your choice. Nevertheless, if the conveyancer appointed is not a member of the mortgage company conveyancing panel further fees will be incurred as separate legal representation will be need by the bank. Bank panel applications can be submitted, so if your lawyer has not in the past sought membership they should take the opportunity to apply.
Is it the case that all City of Darlington CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We previously appointed solicitors with offices in City of Darlington on the Bank of Ireland solicitor approved list. They are now charging me a supplemental charge for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your lawyer is entitled to charge a fee for this. The fee is not set by Bank of Ireland but by your City of Darlington property lawyer. Some firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in City of Darlington. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
As you are obtaining a mortgage with Aldermore your lawyer must follow the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Aldermore where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not limited to City of Darlington.
I used Action Conveyancing several years ago for my conveyancing in City of Darlington. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in City of Darlington of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in City of Darlington benefiting from help to buy. The developers would not reduce the amount so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my lawyer about the deal as it could jeopardize my loan with HSBC Bank. Is this normal?.
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.
I have today placed an offer on an apartment in City of Darlington and the broker that we are dealing with recommended his property lawyer. They quoted £900 excluding VAT and disbursements. Does this sound expensive?
You should not rely on a single estimate. You should obtain like-for-like quotes for your conveyancing in City of Darlington. Then choose one that you are comfortable with and just as important, is on the approved list of the mortgage company that you are sourcing your mortgage from.