Am I correct in assuming that the fact that my conveyancer in Elland is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable 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 top 5 reasons are as follows: (1) low volume 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 contact the Elland conveyancing firm and enquire why they are no longer on the approved list for your lender.
I'm buying a new build house in Elland with a mortgage from Barclays . The sellers would not reduce the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my conveyancer about the deal as it will adversely affect my loan with Barclays . 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.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Elland I like with amenity areas and transport links nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Elland for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
How do I search for a Elland law firm on the Clydesdale conveyancing panel? I am a keen cyclist and am prepared to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the tool on this page. Please pick a mortgage company and your location and you will see a number of Elland conveyancing lawyers locally. We have listed some Elland conveyancing firms towards the end of this page and you can contact them to verify whether they are on the Clydesdale approved list
Your search tool is useful but there are many lawyers listed near Elland being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the lender approved panel?
We do not recommend specific Elland firms as the right Elland conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Elland knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..