Is the fact that my conveyancer in Redruth is not on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Redruth conveyancing firm and ask them why they are no longer on the approved list for your lender.
Can your site be used to recommend a Conveyancing solicitor in Redruth even where I’m not purchasing or selling a house, for example if I want to acquire a shop in Redruth with a loan from Birmingham Midshires?
Our comparison service is primarily utilised to help choose domestic conveyancing solicitors in Redruth but we have set out at the end of this page a selection of Redruth commercial conveyancing firms. You will need to enquire with the firm directly to establish if they can also act for Birmingham Midshires
When it comes to mortgage companies such as Barclays, do Redruth conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
The mortgage over my property is with Lloyds for my property in Redruth. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Redruth solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Redruth postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Redruth.
I am buying a new build house in Redruth benefiting from help to buy. The sellers would not move on the amount so I negotiated 6k of extras instead. The property agent told me not to tell my solicitor about this deal as it will put at risk my mortgage with Birmingham Midshires. Is this normal?.
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.
Taking into account that I will soon part with £400,000 on a two bedroom apartment in Redruth I wish to talk to a lawyer concerning theconveyancing before giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be doing your property ownership legalities in Redruth.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Redruth should be the amount on the final invoice that you end up paying.