We see that you have a post code search directory identifying law firms on the Lloyds conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Shanklin?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shanklin.
We are aiming to move property in February. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Shanklin. Conveyancing lawyer was organised prior to coming across your site.
On the afternoon of completion you can pick up the keys from the selling agent but this can only happen once the previous owners solicitors inform the agent that they have the completion monies and the keys can be passed over. You should inform the removal company that they can start moving you in. We are not in a position to suggest a particular removal company but can help you locate a residential property solicitor in Shanklin or a solicitor with expertise in conveyancing in Shanklin.
Is it correct that all Shanklin CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved solicitors?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
We previously instructed conveyancers based in Shanklin on the Leeds Building Society solicitor approved list. They have just billed me a separate fee for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. The fee is not set by Leeds Building Society but by your Shanklin solicitor. Plenty of firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
I'm purchasing my first flat in Shanklin with a loan from Nottingham Building Society. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my solicitor about this side-deal as it may impact my mortgage with Nottingham Building Society. 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Shanklin is the location of the property. Can you offer any assistance?
Flying freeholds in Shanklin are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shanklin you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shanklin may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I was advised by a few selling agents in Shanklin to get a quote from a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your lawyers ahead of another?
We don’t offer any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.