We are looking to buy a house and need a conveyancing solicitor in Deal who is on the Leeds Building Society solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Deal.
Is it correct that all Deal CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved practices?
Some major lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We previously appointed conveyancers locally in Deal on the HSBC solicitor approved list. They are now charging me an additional charge for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This charge is not set by HSBC but by your Deal lawyer. Plenty of firms on the HSBC panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Deal building society branch on various occasions and was told they are content with the situation and they will lend. My Deal conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your property lawyer must follow the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I'm buying a new build house in Deal with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about the deal as it could adversely affect my mortgage with National Westminster Bank. 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.
I have been on the look out for a ground for flat up to £235,500 and found one near me in Deal I like with open areas and railway links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Deal suitable, so just wondered if I would be making a grave error buying a short lease?
Should you need a home loan the shortness of the lease will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
Is it simple use your search facility to locate a conveyancing lawyer in Deal on the approved list for my bank?
Step one is to select a lender such as Birmingham Midshires, Leeds Building Society or Barclays Direct then choose your preferred area for instance Deal. Conveyancing practices in Deal and beyond should be identified.