I am progressing with the sale of my apartment in Disley and the EA has just text me to say that the purchasers are swapping solicitor. The reason given is that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a major mortgage company only engage with certain lawyers rather the firm that they want to select for their conveyancing in Disley ?
Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
We are purchasing a house in Disley. I might seem paranoid but how we can trust a conveyancer? On completion day we have to put money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my step-mother sell her property in Disley. Does the solicitor order an energy performance certificate or it is for the owner to see to?
Following the demise of Home Information Packs, EPC’s remained a required part of moving house. An EPC needs to be commissioned prior to the property being advertised. It is not something that conveyancers normally arrange. If you are using a Disley conveyancing solicitor they might be willing to arrange EPC’s given their relationships with reputable local providers
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Disley conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I used Wolstenholmes several years past for my conveyancing in Disley. Now, I need the files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Disley of the conveyancing firm of solicitors you previously instructed, 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 Disley with a mortgage from Coventry Building Society. The builders would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my lawyer about this deal as it may put at risk my mortgage with the bank. Is this normal?.
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.
What makes your site different to other online quote calculators when it comes to conveyancing in Disley?
At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Disley. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you select them for your home move in Disley
We are about to acquiring a property in Disley. Could our property lawyer have our transaction price confidential from sites such as Rightmove. Is this achievable and how?
HMLR by statute are obliged to specify price paid data on the official title for residential properties nationwide which includes properties in Disley. The register of title is an open document, so HM Land Registry would be breaking the law excluded certain properties such as your one in Disley.
You can make a request of the Land Registry to withhold the amount paid entry but the answer will be in the negative.