My lawyer in Bodmin is not on the Santander Approved Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the Santander approved list?
Your options are as follows:
- Complete the purchase with your existing Bodmin lawyers but Santander will need to instruct a lawyer on their panel. This will inevitably rack up the total legal fees and cause frustration.
- Choose an alternative solicitor to act in the conveyancing, remembering to check they are Santander approved.
- Persuade your Santander solicitor to seek to join the Santander panel
I have justbecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Bodmin for a purchase of a leasehold flat 12 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bodmin conveyancing specialists.
I'm buying a new build house in Bodmin with a loan from Barnsley Building Society. The developers would not budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my solicitor about the deal as it would put at risk my loan with the lender. Should I keep quiet?.
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 recommended by numerous selling agents in Bodmin to find a conveyancer on your site. What’s the financial incentive for Estate Agents to recommend your site rather than a competitor’s?
We don’t give any referral fee for directing people our way. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
We're first time buyers - agreed a price, but the estate agent informed us that the vendor will only proceed if we appoint their recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor used to conveyancing in Bodmin
It is unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Bodmin conveyancing firm - rather thanthe ones that will earn the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by corporate headquarters.
Are all Bodmin solicitors on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can pop into your local bank branch in Bodmin. the probability is that they will be in a position to list some reputable conveyancing solicitors in Bodmin