Our lawyer has identified a a problem with the lease for the flat we are buying in Whitchurch. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that he must ensure that the mortgage company is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
We are buying a property and require a conveyancing solicitor in Whitchurch who is on the Bank of Ireland conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Whitchurch.
We are selling our house in Whitchurch. Does the conveyancer have to be on the Santander conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
I am due to move property in November. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Whitchurch. Conveyancing lawyer was found before I stumbled across your page.
On the afternoon of completion you will need to pick up the house keys from the estate agent but this can only occur once the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a conveyancing in Whitchurch or a solicitor that specialises in conveyancing in Whitchurch.
Can I be sure that the Whitchurch conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Whitchurch getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.
The formalities of my purchase has taken place for my property in Whitchurch. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I'm buying a new build house in Whitchurch benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not disclose to my solicitor about the deal as it would jeopardize my mortgage with the bank. 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.