My property lawyer in Handforth has never been on on the Skipton Building Society Conveyancing Panel. Can I still retain my family solicitor notwithstanding that they are excluded from the Skipton Building Society list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your existing Handforth solicitors but Skipton Building Society will need to instruct a lawyer on their panel. This will result in additional overall legal fees and result in delays.
- Get a new lawyer to to deal with the purchase, remembering to check they are Skipton Building Society approved.
- Try to convince your Skipton Building Society based solicitor to attempt to join the Skipton Building Society panel
Can you point me to a directory of Kent Reliance panel conveyancers in Handforth on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings open the public on the web. If you are seeking to appoint a Handforth property lawyer on the Kent Reliance please make the most of our tool.
We had appointed conveyancers locally in Handforth on the Santander solicitor approved list. They are now charging me a separate amount for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. The charge is not set by Santander but by your Handforth lawyer. Some firms on the Santander panel will levy an ‘acting for lender’ fee and others do not.
Completion of my purchase has taken place for my property in Handforth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I used Stirling Law several years past for my conveyancing in Handforth. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Handforth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Handforth benefiting from help to buy. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not inform my solicitor about this deal as it may adversely affect my loan with the bank. 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.
Is there a distinction between surveying and conveyancing in Handforth?
Conveyancing - in Handforth or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the seller to fix the problems prior to you move in.