My IFA says he needs my Four Oaks law firm’s panel member for the Nat West conveyancing panel. How do I discover this. I have e-mailed my local Four Oaks branch but they have not got back to me yet.
You are best placed to get this information from your Four Oaks property lawyer . They maintain a central record lender panel numbers.
Can the conveyancing practitioners revealed via your ’find a lawyer’ app carry out right to buy conveyancing in Four Oaks?
We have identified a variety of conveyancing specialists who can conduct right to buy conveyancing Please call us with a view to get a conveyancing quote.
is it true that all Four Oaks conveyancing solicitors on the Santander conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
We previously selected solicitors based in Four Oaks on the Barclays solicitor approved list. They have just billed me a further fee for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer is entitled to charge a fee for this. This charge is not dictated by Barclays but by your Four Oaks solicitor. Some firms on the Barclays panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I have a mortgage with Skipton for my property in Four Oaks. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
Skipton must be informed of your intention before letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel firm.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Four Oaks is where the house is located. Can you shed any light on this issue?
Flying freeholds in Four Oaks are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Four Oaks you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Four Oaks may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have been advised by a few selling agents in Four Oaks to find a solicitor using your seach tool. What’s the financial inducement for Estate Agents to promote your services ahead of a competitor’s?
We refuse to give any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.