Am I correct in assuming that the fact that my solicitor in Chatham is not on my bank's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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. If you are concerned you should simply call the Chatham conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am purchasing a new build flat in Chatham and my solicitor is advising me that she has to the bank to reveal incentives from the seller. I am under pressure to exchange and my preference is not to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
When looking at consumer advice sites for a recommended lawyer in Chatham, most say that I should instruct a CQS accredited solicitor. What is CQS?
Chatham Conveyancing Quality Scheme law firms have obtained certification by the law Society CQS was created to establish evidence of quality standards in the home moving process. CQS enables consumers to recognise practices that provide a quality residential conveyancing. Chatham is one of the many areas in England and Wales in which CQS have offices. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
I have justdiscovered that Wolstenholmes have closed. They carried out my conveyancing in Chatham for a purchase of a leasehold flat 9 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest way to see if the property is registered to you, you can carry out 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 Chatham conveyancing specialists.
I am buying a new build house in Chatham with the aid of help to buy. The builders refused to reduce the amount so I negotiated 6k of extras instead. The estate agent told me not to tell my conveyancer about this side-deal as it could jeopardize my mortgage with Godiva Mortgages Ltd. Is this normal?.
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.
My uncle has encouraged me to instruct his lawyers for conveyancing in Chatham. Should I use them?
No doubt the ideal way to select a conveyancing practitioner is to seek referrals from friends or family who have previously instructed the solicitor you're considering.