My financial adviser has asked me for my Cornwall law firm’s panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have called my local Cornwall branch but they have not got back to me yet.
Have you tried speaking to your Cornwall solicitor about this?. Most Cornwall law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
The sellers of the property we are hoping to buy have appointed a conveyancing firm in Cornwall who has recommended a lock out agreement with a non-refundable deposit 10k. Are such contracts recommended for Cornwall conveyancing transactions?
This type of contract is unusual in Cornwall, conveyancers will often encourage clients away from them as they divert attention from the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no guarantee that just because the proprietor has executed an exclusivity contract they will complete the sale with you. They may breach the contract if they are offered a big enough financial inducement to do so because an aggrieved purchaser with the benefit of a exclusivitycontract will still have to establish consequential losses from the breach and this may not amount to the financial upside that your seller may gain by breaching the contract, however morally condemnable the behaviour is.
Is it the case that all Cornwall CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
Is it the case that all Cornwall solicitors on the Santander conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cornwall solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cornwall postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Cornwall.
five months have gone by since my purchase conveyancing in Cornwall completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing a new build house in Cornwall with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of additionals instead. The property agent told me not to tell my solicitor about this side-deal as it could jeopardize my loan with the lender. 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.