is it true that all Wadebridge solicitor practices on the Lloyds conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be overseen by the SRA. Many lenders do permit licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I have a mortgage with Nottingham for my property in Wadebridge. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?
You must advise Nottingham in advance of letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel lawyer.
About to purchase maisonette in Wadebridge. 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 Clydesdale 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 Wadebridge conveyancing practitioner is on the Clydesdale conveyancing panel.
We are downsizing from our property in Wadebridge and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Wadebridge lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Wadebridge. We have lived in Wadebridge for 4 years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You must check with 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 illness)
I used Arc property Solicitors a few years ago for my conveyancing in Wadebridge. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Wadebridge of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Wadebridge benefiting from help to buy. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The estate agent told me not inform my lawyer about the extras as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I have chosen a Wadebridge conveyancing solicitor for our home move (novice purchasers) and have spotted in the Ts and Cs that they are not overseen by the Financial Conduct Authority. Am I right to be concerned or is that standard with solicitor?
We can't see why they should be. Most lawyer don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who set specific laws in relation to funds deposited by them.