I am not well enough to travel far from North Hykeham. Please spell out why all North Hykeham lawyers are not on all bank panels?
Pre- 2008 most mortgage companies displayed an approach to risk which differs from the current day. The financial regulator in 2010 carried out a thematic review into property fraud which concluded: know the conveyancing practitioners on your panel. Accordingly, banks have since soughtmore information from law firms concerning their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have been excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders insisted on.
We previously selected solicitors located in North Hykeham on the Lloyds solicitor approved list. They are now charging me a separate amount for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. The fee is not dictated by Lloyds but by your North Hykeham lawyer. Plenty of firms on the Lloyds panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.
Can I be sure that the North Hykeham conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in North Hykeham seeking recommendations is a good starting point. 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 advocate that you speak with the solicitor handling your transaction.
It is not clear whether my mortgage offer requires a lease extension. I have called my North Hykeham bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My North Hykeham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the lawyer is on the bank approved list, she or he must comply with the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Stirling Law a few years past for my conveyancing in North Hykeham. I now require my papers however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 North Hykeham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm converting the mortgage on my primary property to a buy to let loan with Clydesdale and intend to use the remaining equity as a down payment on another property. The neighborhood we are talking about is North Hykeham. Will your lawyers be able to act for the two banks and tie in the two deals?
Make use of our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. On the basis that they are your solicitor should be able to simultaneously deal with the two transactions but you should have a chat with you lawyer and specify your expectations and needs.
My intention is to purchase a garden maisonette in North Hykeham. Conveyancing solicitor is awaiting, from the owner, building insurance documents. This afternoon I was advised that the vendor needs to send the insurance paperwork for the flat above also. Why would my solicitor need to check the insurance for the other flat? Is it really required? We have been waiting for the last fortnight…
It is not impossible in leasehold conveyancing in North Hykeham to discover Conveyancing in North Hykeham in a minority of cases reveals that the lease obliges the tenant's to insure their individual flats as opposed to the landlord insuring the complete property - which is definitely better. You should check with your conveyancing practitioner but it would appear that your lawyer is attempting to verify that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed due to lack of insurance.