I am not in a position to travel far from North Hykeham. What is the rationale as to why all North Hykeham property lawyers are not on all lender panels?
A decade ago most banks exhibited an approach to risk which is different than today. The financial regulator in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, banks have subsequently looked to extract more information from law firms about their processes and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum volume of transactions the mortgage companies set.
I am looking to buy a flat and require a conveyancing solicitor in North Hykeham who is on the The Mortgage Works solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as North Hykeham. We dont recommend any particular firm.
I used Wolstenholmes several years ago for my conveyancing in North Hykeham. I now require my file however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 purchasing my first flat in North Hykeham with a mortgage from Bank of Ireland. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not to tell my solicitor about this deal as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
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 FTB’s - agreed a price, but the selling agent told us that the seller will only issue a contract if we appoint their chosen conveyancers as they need a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in North Hykeham
It is unlikely the sellers are driving this. If they want ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you intend to use your preferred North Hykeham conveyancing lawyers - not the ones that will give their estate agent a commission or meet his conveyancing figures set by head office.