Is it the case that all Marylebone CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Can I be sure that the Marylebone conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Marylebone obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your transaction.
I was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Marylebone is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are the number one cause of delay in Marylebone conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Marylebone.
I'm buying a new build house in Marylebone with a loan from The Royal Bank of Scotland. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about this extras as it could impact my loan with the bank. Should I keep quiet?.
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.
Due to the advice of my in-laws I had a survey completed on a house in Marylebone before retaining conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some banks may refuse to grant a loan on this type of house.
It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Marylebone. Conveyancing will be smoother if you use a solicitor in Marylebone especially if they are accustomed to such properties in Marylebone.
How do I identify a Marylebone law firm on the Accord Mortgages Ltd conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the conveyancer.
You can use the facility on this page. Please select a bank and your location and you will see a number of Marylebone conveyancing lawyers locally. We have detailed some Marylebone conveyancing firms at the bottom of this page and you can contact them to see if they are on the Accord Mortgages Ltd approved list