Am I correct in assuming that the fact that my solicitor in Carmel is not listed on my bank's solicitor panel that there is a problem with the standard of her work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Carmel conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Can I use your services to find a Conveyancing solicitor in Carmel even if I’m not purchasing or selling a house, for instance if I intend to acquire an office in Carmel with a loan from Platform Home Loans Ltd?
Our search tool is mainly used to select domestic conveyancing solicitors in Carmel but we have recorded towards the bottom of this page some Carmel commercial conveyancing firms. You will need to enquire with the firm directly to check if they can also act for Platform Home Loans Ltd
Are the BSA intent on creating a searchable register to to identify solicitors on the Earl Shilton BS conveyancing panel for instance in Carmel?
We are not aware of any plans on the part of the BSA to promote such a register.
My wife and I are downsizing from our property in Carmel and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Carmel. We have lived in Carmel for six years we know that this is a non issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I'm buying a new build house in Carmel with a mortgage from Britannia. The developers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not to tell my solicitor about this extras as it could jeopardize my loan with the bank. 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Carmel is where the house is located. Is there any guidance you can impart?
Flying freeholds in Carmel are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Carmel you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Carmel may decide 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 residence.