The Stretford conveyancing firm handling our Stretford conveyancing has identified a discrepancy when comparing the assumptions in the valuation report and what is revealed within the title deeds. My solicitor says that he is duty bound to ensure that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
It is a dozen years since I acquired my property in Stretford. Conveyancing solicitors have now been retained on the sale but I am unable to locate my title documents. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your lender or they could be in the possession of the conveyancers who handled the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Stretford involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
My husband and I wish to acquire a newbuild apartment in Stretford with a residential mortgage from Chelsea Building Society.We have a Stretford conveyancing solicitor but Chelsea Building Society advised that her practice is not on their "panel". We have to appoint a Chelsea Building Society panel lawyer or keep our high street solicitor and pay for a Chelsea Building Society panel lawyer to represent them. This seems very unfair; Can we not simply insist that Chelsea Building Society use our lawyer?
No, not really. The home loan offered to you is subject to its various provisions, one of which will be that conveyancers will be on the Chelsea Building Society solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society
We are aiming to move house in February. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Stretford. Conveyancing lawyer was chosen prior to coming across your page.
On the afternoon of completion you can pick up the keys from your selling agent however this should only take place once the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to inform the removal company that you are ready to move in. We are not in a position to recommend a particular removal company but can assist you in locating a residential property solicitor in Stretford or a legal practice that specialises in conveyancing in Stretford.
Are all Stretford Conveyancing Quality Solicitors on the Barclays conveyancing panel?
A selection of banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Completion of my purchase has taken place for my property in Stretford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am purchasing my first flat in Stretford with a loan from The Royal Bank of Scotland. The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about the side-deal as it will jeopardize my loan with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.
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.