My husband and I are hoping to buy a 1 bedroom flat in Belvedere with a mortgage. We have a Belvedere conveyancer, but the bank advise he's not on their "panel". We have to appoint one of the bank panel firms or keep our Belvedere conveyancer as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to require that the lender use our Belvedere lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Belvedere conveyancing lawyer to apply to be on the conveyancing panel.
We are looking to buy a flat and require a conveyancing solicitor in Belvedere who is on the Skipton conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Belvedere.
My wife and I have recently appointed a conveyancing solicitor in Belvedere. I I would like to check whether they are accepted on the Santander conveyancing panel. Can you help?
The first thing to do is phone the conveyancer and enquire if they are on the lender panel. Alternatively please get in touch with Santander who may be able to help.
We have agreed to purchase a house in Belvedere. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Kent Reliance where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Belvedere.
I am selling my flat. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Belvedere solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Intending to buy a maisonette in Belvedere. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Belvedere conveyancer is on the Skipton conveyancing panel.
I am buying a new build house in Belvedere with a mortgage from Leeds Building Society. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this side-deal as it would adversely affect my loan with Leeds Building Society. 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.
Is it possible to swap firm as I have to find a firm on the Britannia conveyancing list. I had appointed a family conveyancing solicitor in Belvedere round the corner but she is not accepted by Britannia
We will our best to assist in finding you a conveyancing solicitor in Belvedere on the Britannia panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Belvedere. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Belvedere.