Is the fact that my conveyancer in Woodley is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 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. Should you be concerned you should simply call the Woodley conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My partner and I have recently purchased a house in Woodley. We have since encountered a number of issues with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered as part of conveyancing in Woodley?
The question is vague as what problems have arisen and if they are unique to conveyancing in Woodley. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the process, the vendor answers a form called a Seller’s Property Information Form. If the information turns out to be incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Woodley.
I am buying my first flat in Woodley with a mortgage from Nottingham Building Society. The developers refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my solicitor about this side-deal as it may put at risk my mortgage with the bank. Should I keep quiet?.
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 sourcing the world wide web for the term cheap conveyancing in Woodley it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the right property lawyer for the sale of my house?
The ideal method of seeking a suitable conveyancer is through a trusted referral, so enquire of friends and those you trust who have bought a property in Woodley or a local estate agent or financial adviser. Charges for conveyancing in Woodley vary, so it's a good idea to request at least three estimates from varying types of companies. Dont forget to clarify what costs in the quote includes.
At last I have had an offer on an flat in Woodley agreed to, but there is a chain. The vendors have submitted an offer on on an apartment, although it’s not been accepted yet, and has viewings of other apartments in the pipeline. I have instructed a local conveyancing lawyer in Woodley. What do I do now? At what stage do I apply for the mortgage with Bank of Ireland?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Woodley conveyancing search costs, etc). First, you must check that your solicitor is on the Bank of Ireland conveyancing panel. Concerning the subsequent stages this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a hot market the majority of buyers would apply for the mortgage with Bank of Ireland and arrange for the survey and only if it was satisfactory would they ask their conveyancer to press on with the conveyancing in Woodley.