Am I correct in assuming that the fact that my solicitor in Runcorn is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor 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 Runcorn conveyancing firm and ask them why they are no longer on the approved list for your lender.
Will my lawyer be raising questions concerning flooding as part of the conveyancing in Runcorn.
Flooding is a growing risk for solicitors specialising in conveyancing in Runcorn. There are those who buy a property in Runcorn, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Runcorn. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to discover whether the premises has historically flooded. In the event that the residence has been flooded in past which is not revealed by the seller, then a purchaser could bring a compensation claim resulting from an inaccurate response. A purchaser’s solicitors will also order an enviro search. This will indicate if there is a recorded flood risk. If so, more detailed investigations should be made.
Me and my brother purchased a semi-detached Georgian house in Runcorn. Conveyancing practitioner acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Chelsea Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Runcorn and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing practitioner who conducted the work.
I am purchasing my first flat in Runcorn with a mortgage from Lloyds TSB Bank. The builders would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my solicitor about this extras as it may put at risk my mortgage with the lender. Is this normal?.
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.
How simple is it to switch solicitor as I need to select a firm on the Virgin Money conveyancing list. I hired a local conveyancing solicitor in Runcorn round the corner but she is not approved by Virgin Money
We will our best to assist in finding you a conveyancing solicitor in Runcorn on the Virgin Money panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Runcorn. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Runcorn.