I am progressing with the sale of my home in Caldicot and the estate agent has just e-mailed to say that the purchasers are appointing a new solicitor. The reason given is that the lender will only work with property lawyers on their approved list. On what basis would a leading lender only engage with specific solicitors rather the firm that they want to appoint for their conveyancing in Caldicot ?
Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
Do lenders provide you with an approved list of Caldicot conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Caldicot conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
I have been recommended a conveyancing solicitor in Caldicot. I I would like to check whether they are accepted on the Skipton Building Society conveyancing panel. Can you help?
You should call your solicitor and enquire whether they can act for the bank. Alternatively you can get in touch with Skipton Building Society who may be able to confirm.
We are planning to move property in June. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Caldicot. Conveyancing firm was chosen before I stumbled across your website.
On the afternoon of completion you can pick up the keys from the selling agent but this should only occur when the sellers lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. Subsequently you can advise the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in finding a conveyancing in Caldicot or a firm that specialises in conveyancing in Caldicot.
I am purchasing a victorian detached house in Caldicot. Our aim is to carry out an extension to the side at the property.Will legal investigations on the property involve investigations to see if these works are permitted?
Your solicitor will check the registered title as conveyancing in Caldicot can occasionally reveal restrictions in the title documents which prohibit certain changes or require the consent of another owner. Certain extensions require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I am the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the my former home in Caldicot. The Caldicot property was put into my name in February. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in February. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view mortgage companies take of it, depend on the lender as this obligation primarily exists to capture subsales or the quick reselling of property.
It has been five months following my purchase conveyancing in Caldicot completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How much experience do your Caldicot conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Caldicot conveyancing lawyers help thousands of buyers move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Caldicot conveyancers have worked on recent similar matters.