I can't travel far from West Byfleet. Is there a reason why all West Byfleet conveyancers are not on all bank panels?
Pre- 2008 most banks exhibited an approach to risk which is different from today. The Financial Services Authority in 2010 instigated a thematic review into fraud which concluded: know the conveyancers on your panel. As a result, banks have since requiredmore information from law firms about their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of amount of transactions the lenders required.
Does a directory service exist listing HSBC panel solicitors in West Byfleet on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings viewable on the web. Where you are seeking to appoint a West Byfleet lawyer on the HSBC please make the most of our tool.
I can not fathom if my bank requires a lease extension. I have telephoned my West Byfleet building society branch on various occasions and was told it does not affect the mortgage offer and they would lend. My West Byfleet conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their specific requirements. I simply don't know who is right.
The conveyancing practitioner has to follow the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The West Byfleet solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Stirling Law a few years ago for my conveyancing in West Byfleet. Now, I need the files however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 West Byfleet of the conveyancing firm of solicitors you previously retained, 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 West Byfleet with a loan from Bank of Scotland. The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The property agent told me not disclose to my solicitor about this extras as it will affect my mortgage with Bank of Scotland. Do I keep my lawyer in the dark?.
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 guidance of my in-laws I had a survey completed on a property in West Byfleet ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders will not give a loan on such a home.
It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in West Byfleet. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you confirm the variety of conveyancing handled by West Byfleet conveyancing firms?
The majority of West Byfleet conveyancing organisations tend to provide a number of assistance to domestic and agricultural land proprietors, sellers, purchasers, landlords and tenants assistingwith some of the following:
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Domestic sale conveyancing in West Byfleet or nationwide
Domestic purchase conveyancing in West Byfleet and countrywide
West Byfleet conveyancing for property being sold by a bank Preparation and advising on leases and tenancy agreements Estate Conveyancing Bespoke or complex residential transactions including farms, estates, and company properties