Is the fact that my solicitor in East Oxford is not on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the East Oxford conveyancing practice and enquire why they are no longer on the approved list for your bank.
Should conveyancers request money up-front when it comes to conveyancing in East Oxford?
If you are buying a property in East Oxford your lawyer will ask you place them with funds to cover the search fees. Normally this is asked for to cover the fees of the conveyancing searches. When the down payment is as part of the sale price then this will be required immediately ahead of contracts are exchanged. Any further balance that is due should be transferred shortly before completion.
We had selected solicitors locally in East Oxford on the UBS solicitor panel. They are now charging me a separate fee for handling the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by UBS but by your East Oxford conveyancer. Some firms on the UBS panel will quote ’dealing with mortgage’ fee and others do not.
I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being difficult. The East Oxford solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a East Oxford lawyer having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 conveyancer 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 East Oxford postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in East Oxford.
I am purchasing a new build house in East Oxford benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not reveal to my conveyancer about this deal as it will affect my mortgage with the lender. 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 am in need of some leasehold conveyancing in East Oxford. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is registered - and 99.9% are in East Oxford - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in East Oxford - A selection of Queries Prior to buying
Are any of leasehold owners in dispute over their service charge liability? Its a good idea to discover as much as possible about the company managing the block as they can either make living at the property much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to daily issues such as the cleanliness of the common parts. Enquire of other tenants whether they are happy with their management. In conclusion, be sure you know the dates that the service fees are due to the managing agents and precisely what you get for your money. The answer will be important as a) areas may result in problems in the building as the common areas may begin to deteriorate if repairs remain unpaid b) if the leasehold owners have an issue with the running of the building you will wish to have complete disclosure