Is the fact that my conveyancer in Stratford Upon Avon is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. 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 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 Stratford Upon Avon conveyancing practice and ask them why they are no longer on the approved list for your bank.
My aunt advised me that in purchasing a property in Stratford Upon Avon there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Stratford Upon Avon which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Stratford Upon Avon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Does a directory service exist listing Santander panel solicitors in Stratford Upon Avon on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings open the public on the web. Where you are seeking to appoint a Stratford Upon Avon solicitor on the Santander please make the most of our facility.
We are getting the release of further funds on our mortgage from Skipton as we wish to carry out improvements to our property in Stratford Upon Avon. Do we need to choose a nearby Stratford Upon Avon solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
I used Action Conveyancing a few years ago for my conveyancing in Stratford Upon Avon. I now require my file but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stratford Upon Avon of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Stratford Upon Avon benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of extras instead. The sale representative advised me not to tell my lawyer about the deal as it could put at risk my loan with the bank. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Stratford Upon Avon is where the house is located. Is there any advice you can give?
Flying freeholds in Stratford Upon Avon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stratford Upon Avon you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stratford Upon Avon may decide 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 residence.