I am not well enough to travel far from Costessey. Can you please spell out why all Costessey conveyancing practitioners are not on all lender panels?
Lenders normally impose restrictions on either the type or volume of conveyancing solicitors on their approved list of lawyers. Frequent examples of such criteria being that the firm needs to have two or more partners. As well as restricting the type of firm, some lenders decided to limit the number of firms they use to represent them. It is worth noting that mortgage companies have no responsibility for the standard of advice provided by any Costessey property lawyer on their panel. Property fraud was a key driver in the reduction of conveyancing panels from 2008 even though there are conflicting thoughts about whether solicitors sat at the center of that fraud. Statistics published by HMLR reveal that thousands of law organisations only carry out less than three conveyances annually. Those vindicating conveyancing panel pruning question why law firms deserve claim to remain on a bank panel when clearly property law is not their speciality?
Can the conveyancing lawyers to be found on your site handle auction conveyancing in Costessey?
There are a number of auction solicitors we can put you in touch with those conducting auction conveyancing. Costessey is just one of our areas of in which our lawyers are based.
We note that you have a search directory identifying solicitors on the Leeds Building Society conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Costessey?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Costessey.
I am assisting my niece sell her house in Costessey. Will the conveyancing solicitor commission an energy performance certificate or do I organise this?
After the abolition of Home Packs, EPC’s became a compulsory component of moving house. An EPC should be commissioned prior to the property being advertised. This is not as aspect of the sale process that solicitors normally arrange. If you are using a Costessey conveyancing solicitor they may be willing to arrange energy performance certificates due to their contacts with reputable local accredited person
is it true that all Costessey solicitor firms on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
I have finally had an offer on a maisonette in Costessey agreed to, the sellers do nevertheless have an associated purchase. The sellers have offered on a property, but it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Costessey. What do I do now? At what point should I apply for the mortgage with RBS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Costessey conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the RBS conveyancing panel. Concerning the subsequent stages this very much depends on the specifics of your case, motivation for the property and on the state of the market. During a buoyant market many home buyers would apply for a home loan with RBS and arrange for the valuation and only if it was satisfactory would they request their property lawyer to proceed with searches.
I'm buying my first flat in Costessey with a mortgage from Norwich and Peterborough Building Society. The builders refused to move on the price so I negotiated £7000 of additionals instead. The estate agent told me not inform my conveyancer about this side-deal as it may jeopardize my loan with the bank. Should I keep quiet?.
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.