Is it the case that all Benfleet CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved firms?
Some major lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
Can you point me to a directory of Nationwide panel solicitors in Benfleet on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings available on the web. If you are looking for a Benfleet property lawyer on the Nationwide please make the most of our tool.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Benfleet bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Benfleet conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancing practitioner is on the mortgage company approved list, they must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Do I need to pay for insurance to cover chancel repairs when buying a house in Benfleet?
Unless a previous acquisition of the property completed post 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Benfleet to continue to advocate a chancel search and or insurance against a claim.
I'm purchasing a new build house in Benfleet with a loan from HSBC Bank. The sellers would not reduce the amount so I negotiated 6k of extras instead. The estate agent told me not reveal to my conveyancer about the deal as it could affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Benfleet is the location of the property. What do you suggest?
Flying freeholds in Benfleet are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Benfleet you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Benfleet may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I better off to instruct a Benfleet conveyancing practitioner based in the area that I am hoping to buy? We have a good friend who can deal with the legal work however her office is 400miles away.
The benefit of a high street Benfleet conveyancing firm is that you can drop in to execute documents, deliver your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were happy that must trump using an unknown Benfleet conveyancing lawyer just because they are Benfleet based.
What type of premises does your Benfleet conveyancing quotes relate to?
Our conveyancing quotes are only appropriate to standard domestic premises in England & Wales. Where you have any different requirements for example industrial or agricultural land or commercial conveyancing in Benfleet do telephone us to address this further .