I have just been advised by my estate agent that my Southfields solicitor is not on the mortgage company Conveyancing panel. What can I do to be sure whether this is correct?
The first thing you need to do is to contact your Southfields lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Southfields conveyancing practice that is on the approved list of lawyers for your bank.
Is it correct that all Southfields CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. 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 solicitor practices wishing to join their approved list of conveyancing solicitors.
I recently had an offer agreed on an apartment in Southfields. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. A couple of days later, the conveyancer contacted me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
At last I have had an offer on a maisonette in Southfields agreed to, but there is a chain. The owners have offered on on an apartment, however it’s not yet agreed to, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Southfields. What should be my next step? When should I get the mortgage application with Coventry BS going?
It is usual to have concerns 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 one thousand pounds, then survey, Southfields conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Coventry BS conveyancing panel. Regarding the next phase this very much depends on the specifics of your case, motivation for this property and on the state of the market. In a hot market many home buyers will apply for the mortgage with Coventry BS and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Southfields.
I purchased my flat on 4 October and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Southfields said it would be concluded inside ten days. Are transfers in Southfields particularly slow to register?
As far as conveyancing in Southfields is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can adjust depending on who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently in the region of 80% of such applications are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration is effected once the buyer is living at the property so registration formalities is not typically top priority but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.
I am buying my first flat in Southfields with a loan from Nationwide Building Society. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my solicitor about the extras as it could jeopardize 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.
In my capacity as executor for the will of my uncle I am disposing of a residence in Neath but reside in Southfields. My lawyer (based 300 miles awayneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Southfields to attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Southfields
Is it the case that all Southfields law firms on every lender conveyancing panel?
You can use our search tool or you can pop into your high street bank branch in Southfields. Chances are that they can recommend conveyancing solicitors in Southfields