We are purchasing a brand new apartment in Helston and my lawyer is informing me that she is duty bound to the bank to disclose incentives from the seller. I am nearing the developer’s deadline to exchange and I don't want to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Is it the case that all Helston solicitors on the RBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
After months of negotiation I have agreed a price on a house in Helston. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. A few days later, the lawyer contacted me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told four weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Helston is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am buying a new build flat in Helston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Helston
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Taking into account that I will soon spend 450k on a property in Helston I would like to talk to a lawyer concerning thehouse move ahead of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your conveyancing in Helston.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Helston should be the figure that you are charged.
Should I use a Helston conveyancing lawyer based in the area that I am purchasing? I have an old university friend who can perform the conveyancing but his firm is located 400kilometers away.
The primary upside of using a local Helston conveyancing practice is that you can attend the office to sign documents, present your identification documents and apply pressure on them where appropriate. Having local Helston know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were content that should trump using an unfamiliar Helston conveyancing lawyer solely due to them being local.