Is the fact that my conveyancer in Addlestone is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor 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 contact the Addlestone conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am being advised by my lawyer that flying freehold insurance is needed on my purchase. What is the level of cover for Addlestone conveyancing?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Barclays and Virgin Money. Conveyancing solicitors as opposed to members of the public take out such policies.
I have paid off my mortgage with Aldermore. I assume I don't need a Addlestone solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Addlestone is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
A relative suggested that if I am buying in Addlestone I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Addlestone conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Addlestone around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Addlestone Education with maps and statistics, Local Amenities and other useful information regarding Addlestone.
I am purchasing a new build house in Addlestone with a mortgage from Chelsea Building Society. The developers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not disclose to my solicitor about the side-deal as it may put at risk my mortgage with Chelsea Building Society. 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.
Are there any apps to assist me to identify a Addlestone law firm on the Santander conveyancing panel? I am a keen cyclist and am happy to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the search on this website. Please pick a bank and your location and you will see a number of Addlestone conveyancing lawyers located nearest you. We have detailed some Addlestone conveyancing firms towards the end of this page and you can call them to see if they are on the Santander approved list
Two months into a sale of a flat in Addlestone. Conveyancing lawyers are doing their job but we have been asked to pay an extortionate amount by the landlord. So far we have forked out £237 for a leasehold management pack and then a further £117.20 for responses to questions raised by the purchaser's conveyancing practitioner.
You will not have any say over the extent of the charges for this information but the average costs for the information for Addlestone leasehold premises is £350. For Addlestone conveyancing sales it is standard for the seller to pay for these costs. The freeholder or their agents are not duty bound to address these questions although many will agree to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no statute that mandates fixed fees for administrative tasks. There is no prescriptive time limit by which they are obliged to provide answers.