It has come to my attention via my mortgage broker that my St John's Wood property lawyer is not on the lender Conveyancing panel. How can I check?
The first thing you need to do is to call your St John's Wood conveyancer. You lawyer should notify you what has happened. If they are not on the panel they may be able to suggest a St John's Wood conveyancing practice that is on the approved list of lawyers for your bank.
Forgive me if this question is silly but I am new to the home moving as a first time purchaser of a garden flat in St John's Wood. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in St John's Wood?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and once they have received this, you will be invited to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
Are all St John's Wood Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved solicitors?
Some major lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Does a directory service exist listing Co-operative panel solicitors in St John's Wood on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings available over the internet. Where you are looking for a St John's Wood property lawyer on the Co-operative please use our facility.
We are downsizing from our house in St John's Wood and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers used an online conveyancing outfit rather than a conveyancing solicitor in St John's Wood. We have lived in St John's Wood for six years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am buying a new build house in St John's Wood 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 told me not to tell my conveyancer about this deal as it would jeopardize my loan with the bank. 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.
Am I best advised to appoint a St John's Wood conveyancing solicitor based in the area that I am hoping to buy? I have an old university friend who can deal with the legal formalities however his firm is located approximately 350kilometers away.
The benefit of a local St John's Wood conveyancing firm is that you can pop in to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were happy that must trump using an unfamiliar St John's Wood conveyancing lawyer just because they are round the corner.