Is the fact that my conveyancer in Acocks Green is not listed on my bank's conveyancing panel that there is a problem with the standard of his work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a 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) lack of transactions (2) the lawyer 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 Acocks Green conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am due to complete on the purchase of a house in Acocks Green but as a consequence of damage from a small fire at the property I have managed to agree compensation from the vendor of six thousand pounds by way of a reduction in the price. This was going to be addressed as part of amending the contract but Nationwide will not agree to this. Why were they involved?
Your solicitor being on a Nationwide conveyancing panel is required to inform Nationwide of any amendments to the purchase price. If you prohibit your property lawyer to report the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new lawyer for your conveyancing in Acocks Green.
Can I use your services to locate a Conveyancing solicitor in Acocks Green even where I’m not purchasing or selling a house, for instance if I intend to acquire an office in Acocks Green with a mortgage from Bank of Scotland?
Our search tool is predominantly there to locate residential conveyancing solicitors in Acocks Green but we have recorded towards the end of this page a few Acocks Green commercial conveyancing firms. You will need to enquire with the company directly to establish if they can also act for Bank of Scotland
What is your number one tip for choosing a conveyancing solicitor in Acocks Green
Do not opt for the lowest Acocks Green conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am assisting my mother sell her house in Acocks Green. Does the conveyancer arrange the energy assessment or do I organise this?
Following the demise of Home Information Packs, energy performance certificates became a mandatory part of moving house. An EPC needs to be to hand prior to the property being put on the market. This is not a task that solicitors normally arrange. If you are using a Acocks Green conveyancing lawyer they may help arrange EPC’s given their contacts with long established local accredited person
We have agreed to purchase a house in Acocks Green. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
As you are obtaining a mortgage with Kent Reliance your lawyer must follow the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to Acocks Green.
I have been told that property searches are a common cause of stalling in Acocks Green conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Acocks Green.
I'm purchasing a new build house in Acocks Green benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my solicitor about the deal as it will adversely affect my mortgage with National Westminster Bank. 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.