Unfortunately I am unable to travel far from Benfleet. Is there a reason why all Benfleet solicitors are not on all bank panels?
Before the recession most lenders demonstrated an approach to risk which differs from the current day. The FSA in 2010 instigated a thematic review into fraud which concluded: know the lawyers on your panel. Consequently, lenders have subsequently looked to extract more information from law firms concerning their operations and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have found themselves removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum volume of transactions the mortgage companies required.
I am thinking of remortgaging my flat in Benfleet, does my lawyer need to be on the Co-operative Conveyancing panel?
In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Benfleet?
Many commercial conveyancing solicitors in Benfleet will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Benfleet. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Benfleet.
For every commercial conveyancing transaction in Benfleet it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Benfleet commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Benfleet.
I am purchasing my first flat in Benfleet with a loan from Clydesdale. The developers refused to move on the amount so I negotiated £7000 of additionals instead. The estate agent advised me not disclose to my lawyer about the side-deal as it could jeopardize my loan with the lender. 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.
In my capacity as executor for the estate of my grandfather I am selling a property in Monmouth but live in Benfleet. My solicitor (approximately 250 kilometers awayhas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Benfleet who can witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Benfleet based
Your search tool is useful but there are many lawyers listed near Benfleet being on the mortgage company conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our mortgage company?
We do not recommend specific Benfleet firms as the right Benfleet conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Benfleet knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..