Am I correct in assuming that the fact that my solicitor in Whittlesey is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. 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 most common reasons for removal are: (1) low volume 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. If you are concerned you should simply call the Whittlesey conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My lawyer in Whittlesey has never been on on the National Westminster Bank Solicitor Panel. Is it possible for me to use my family solicitor even though they are excluded from the National Westminster Bank panel?
The limited options open to you here include:
- Complete the purchase with your existing Whittlesey lawyers but National Westminster Bank will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal fees as well as cause frustration.
- Find an alternative solicitor to to deal with the conveyancing, obviously checking they are on the National Westminster Bank panel
I'm purchasing a new build house in Whittlesey with a loan from Aldermore. The sellers would not budge the price so I negotiated £7000 of additionals instead. The property agent told me not to tell my conveyancer about the side-deal as it would put at risk my loan with Aldermore. 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.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Whittlesey and how can you help?
The 1954 Act provides protection to business tenants, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Whittlesey is one of the many locations in which the firms we work with are based
Is it best to appoint a Whittlesey conveyancing lawyer in close proximity to the house I am hoping to buy? We have a good friend who can perform the legal formalities but her office is over three hundred kilometers away.
The benefit of a local Whittlesey conveyancing practice is that you can visit the firm to sign paperwork, deliver your ID and pester them if necessary. Having local Whittlesey know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that must surpass using an unfamiliar Whittlesey conveyancing lawyer solely due to them being round the corner.