Am I correct in assuming that the fact that my solicitor in Taverham is not listed on my bank's solicitor panel that there is a problem with the standard of his work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor 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 contact the Taverham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am helping my step-mother sell her property in Taverham. Does the conveyancing solicitor order an energy performance certificate or it is for me to see to?
After the abolition of Home Information Packs, EPC’s was kept a compulsory element of selling a property. An energy assessment should be to hand prior to the property being placed on the market. It is not a task that lawyers normally organise. Where you are using a Taverham conveyancing practitioner they may be able to arrange energy assessments due to their contacts with reputable local assessors
We were going to get a AIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Taverham solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Taverham solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Taverham property lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am purchasing a new build house in Taverham with a loan from Skipton Building Society. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about this side-deal as it may affect my loan with Skipton Building Society. 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.
We're FTB’s - agreed a price, yet the agent told us that the owners will only go ahead if we use their preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Taverham
We suspect that the seller is not behind this request. Should the seller require ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to instruct your preferred Taverham conveyancing firm - not the ones that will provide the negotiator at the agency a commission or meet his conveyancing figures pre-set by corporate headquarters.
It's been ten years since I've bought a property. A quick search suggests that the costs range considerably. Please can you refer me to a good Taverham lawyer that will assist me as well as represent Nottingham?
LenderPanel.com is limited to being a directory service for lawyers who wish to be listed as being on the approved conveyancing panel for Nottingham in certain locations such as Taverham . We dont recommend any particular solicitor.