Am I correct in assuming that the fact that my conveyancer in Seaton and Hartley is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. Should you be concerned you should contact the Seaton and Hartley conveyancing firm and ask them why they are no longer on the approved list for your bank.
Would the conveyancing practitioners that you recommend carry out right to buy conveyancing in Seaton and Hartley?
We have identified a variety of conveyancing practitioners carrying out right to buy conveyancing matters Do call the conveyancers listed in order to obtain a conveyancing quote.
What happens if my solicitor is suspended from the Santander Solicitor panel ahead of completing my conveyancing in Seaton and Hartley?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I'm purchasing my first flat in Seaton and Hartley with a mortgage from Barnsley Building Society. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about this extras as it will put at risk my mortgage with the bank. Should I keep quiet?.
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.
I need to switch lawyers as my Seaton and Hartley lawyer is not on the mortgage company's panel of conveyancing solicitors. Is it advisable to appoint a new law firm?
If you haven't yet appointed a conveyancer to commence the conveyancing and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Seaton and Hartley that you're thinking of instructing.