Am I correct in assuming that the fact that my conveyancer in Shooter's Hill is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a 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) low volume 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. Should you be concerned you should simply call the Shooter's Hill conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Would the conveyancing solicitors via your comparison service handle conveyancing in Shooter's Hill by way of an attended exchange?
We do have a number of conveyancing experts carrying out one day exchanges. Do contact us to get a costs illustration and details as to dates.
I'm in the process of viewing flats in Shooter's Hill and I am now considering a potential offer. Should I already have a solicitor appointed at this stage? I will be getting a home loan with Lloyds.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are taking out a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
About to purchase flat in Shooter's Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shooter's Hill conveyancing practitioner is on the Lloyds conveyancing panel.
Clydesdale have agreed my home loan in principle, my offer on a apartment in Shooter's Hill has been accepted, now what?
The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Telephone Clydesdale or your broker and complete any outstanding documentation. Clydesdale will instruct a valuer who will get in contact with the selling agent or seller to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Clydesdale will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Shooter's Hill.
Do commercial conveyancing searches disclose planned roadworks that could impact a commercial premises in Shooter's Hill?
Many commercial conveyancing solicitors in Shooter's Hill will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Shooter's Hill. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shooter's Hill.
For each commercial conveyancing transaction in Shooter's Hill it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Shooter's Hill commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Shooter's Hill.
I am purchasing my first flat in Shooter's Hill with a loan from Virgin Money. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about this deal as it will jeopardize 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.