Unfortunately I am unable to travel far from Lozells. I would like to know the understand why all Lozells lawyers are not on all mortgage company panels?
Banks tend to impose restrictions on either the nature or the number of conveyancing solicitors on their approved list of lawyers. Frequent examples of such criteria being that a firm must have at least two partners. In addition to restricting the type of firm, some banks for example HSBC made a decision to limit the number of practices they use to act for them. It is worth noting that mortgage companies have no accountability for the standard of advice given by any Lozells lawyer on their panel. Increases in mortgage fraud was a key driver in the culling of conveyancing panels from 2008 notwithstanding that there are contrary points of view about the extent of solicitor involvement in some of that fraud. Data via HM Land Registry exposes that thousands of law practices only carry out a couple of conveyances annually. Those advocating conveyancing panel cuts ask why conveyancing firms should have any entitlement to be on a lender panel when it is evident that conveyancing is not their speciality?
Can you recommend a Lloyds TSB Bank sanctioned Lozells conveyancing practice finish our home move within 10 days? Would it be better to use a local Lozells practice or an online comparison site?
We can recommend some very good Lozells conveyancing firms. Another option is to visit the high street in Lozells. Approach some well established firms and request to speak with a conveyancing solicitor for a quote. Explain your expectations together with your reasons and get an assurance on your deadline. Select the lawyer that appears most efficient.
My partner and I are intent on selling our property in Lozells and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a web based conveyancing outfit rather than a conveyancing solicitor in Lozells. We have lived in Lozells for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am purchasing my first flat in Lozells with a loan from Lloyds TSB Bank. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my conveyancer about this side-deal as it will impact my loan with the bank. Should I keep quiet?.
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.
We're new to the buying process - agreed a price, but the agent informed us that the owners will only go ahead if we use the agent's chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Lozells
It is unlikely the owners are driving this. Should the owner want ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Lozells conveyancing lawyers - as opposed tothe ones that will provide the negotiator at the agency a introducer fee or achieve conveyancing thresholds set by head office.