My wife and I are buying a 2 bedroom flat in Cranfield with a mortgage. We have a Cranfield solicitor, however the bank advise she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or retain our Cranfield solicitor as well as pay for one of their panel lawyers to represent them. We consider that this is inequitable; are we not able to require that the bank use our Cranfield conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Cranfield conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I are buying a house in Cranfield. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Can you point me to a directory of Clydesdale panel solicitors in Cranfield on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings visible online. If you are in need of a Cranfield conveyancing practitioner on the Clydesdale please make the most of our facility.
Completion of my remortgage has taken place for my property in Cranfield. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Just acquired a semi-detached house in Cranfield , What is the estimated time for the Land Registry to register my title? My Cranfield conveyancing solicitor has been very slow, so I want to be sure that my name is recorded.
As far as conveyancing in Cranfield registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd parties. At present roughly 80% of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected once the new owner has moved in to the property so an expedited registration is not always top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.
I'm purchasing my first flat in Cranfield with a loan from Platform Home Loans Ltd. The sellers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my lawyer about the deal as it may affect my loan with Platform Home Loans Ltd. 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.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Cranfield. I have chance upon a site which seems to have the perfect answer If it is possible to get all formalities done via phone that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?