My wife and I are buying an apartment in Downe. My Conveyancer has never been on on the mortgage company solicitor list. Can I still retain my Downe conveyancing solicitor notwithstanding that they are not on the mortgage company panel?
You have numerous options open to you here
- Complete the purchase with your chosen Downe solicitor but your bank will need to retain a lawyer from their approved panel. The net result is additional charges together with likely delay.
- Choose a new property lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Convince your property lawyer to pull out all the stops to get listed on the lender’s conveyancing panel
Do lenders provide you with an approved list of Downe conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Downe conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
We are buying a flat in Downe. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to send money into their account. What is the protection we have from them run away with our deposit?
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 due to move property in March. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Downe. Conveyancing firm was chosen prior to coming across this page.
On the day of completion you will need to collect the house keys from your selling agent but this can only occur when the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you locate a residential property solicitor in Downe or a legal practice that specialises in conveyancing in Downe.
Are all Downe Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved firms?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I am buying a new build house in Downe with a loan from Bank of Scotland. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The sale representative advised me not inform my lawyer about the deal as it could jeopardize my loan with the lender. Is this normal?.
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.
Due to the advice of my in-laws I had a survey completed on a property in Downe before appointing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks will refuse to grant a mortgage on such a premises.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Downe. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to find a conveyancing solicitor for purchase conveyancing in Downe. I have discover a site which appears to be the perfect answer If there is a chance to get all this stuff completed via phone that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?