My fiance’s dad is a conveyancing practitioner. I suspect that I'll be able to get mate’s fee for conveyancing, but if not, what kind of costs would I typically be looking at for conveyancing in Sawston?
It’s advisable to get multiple conveyancing quotes. Make use of our search tool on this site. The quotes do be different but service levels do differ between property lawyers as is the case with the vast majority of professional services.
I had intended to instruct a property lawyer in Sawston for our house move. Our broker has since notified us that our mortgage company Norwich and Peterborough Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Banks on the whole imposes restrictions either the category or the number of conveyancing practices on their member panel. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, some have decided to limit the number of firms they use to act for them. You should note that Norwich and Peterborough Building Society have no responsibility for the quality of advice provided by any member of Norwich and Peterborough Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains mixed opinions concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Sawston only execute very few conveyances a year.
When it comes to mortgage companies such as TSB, do Sawston solicitors have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
The formalities of my remortgage has taken place for my property in Sawston. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Sawston solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm purchasing my first flat in Sawston benefiting from help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about the extras as it will jeopardize my loan with Norwich and Peterborough Building Society. 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.
Due to the guidance of my in-laws I had a survey completed on a house in Sawston ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies will not give a loan on such a home.
It varies from the lender to lender. Santander has different requirements from Halifax. If you e-mail us we can investigate 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 Sawston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sawston to see if the conveyancing will be more expensive.