We wanted to use a property lawyer in Bideford for our home move. Our broker has since advised us that our mortgage lenders Platform Home Loans Ltd won't deal with them. Why is this not regarded as unfair competition?
Before the recession most mortgage companies had a different appetite for risk. Almost all Bideford conveyancing firms would have been on many bank panels. The FSA in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms regarding their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of transactions. Many Bideford conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Bideford is one of the hundreds of locations where the conveyancers showing on our search results are are authorised to act for Platform Home Loans Ltd.
If you had a top tip for selecting a conveyancing solicitor in Bideford what would it be?
We would encourage you not to go for the lowest Bideford conveyancing costs illustration. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.
I am helping my mother sell her property in Bideford. Will the solicitor arrange an energy performance certificate or should I organise this?
After the demise of Home Packs, EPC’s was retained a required part of selling a house. An energy performance certificate must be commissioned before the property is marketed. This is not a task that law firms ordinarily arrange. Where you are using a Bideford conveyancing practitioner they might be able to arrange energy performance certificates given their relationships with reputable Bideford providers
I have decided to exercise my right to buy my property in Bideford off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
What does a local search inform me concerning the property my wife and I purchasing in Bideford?
Bideford conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example PSG The local search plays an important part in many a Bideford conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I am purchasing my first flat in Bideford with a mortgage from Skipton Building Society. The developers refused to budge the amount so I negotiated 6k of additionals instead. The estate agent advised me not reveal to my lawyer about this side-deal as it may adversely affect my mortgage with the lender. 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.
I have been pointed in your direction by numerous selling agents in Bideford to get a quote from a conveyancer on your site. What’s the financial inducement for Estate Agents to market your lawyers ahead of alternative conveyancing organisations?
We don’t make any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
My wife and I are FTB’s just having agreed a price on a property in Bideford, and need to get solicitors lined up. We have utilised the various rating based websites and the results are from all over the England and Wales. Is it critical to have a Bideford lawyer local to the potential property? I am content to do all the communicating over the internet, but I guess at some point we may be required to physically go into the solicitor's office to sign contracts?
On the whole there is no need to physically visit the office of your lawyer, they can post any relevant contracts to you, which you can sign and return. Many home movers nevertheless opt to use a locally based solicitor, but it is not a prerequisite for conveyancing in Bideford.