My husband and I are planning to acquire a property in Crabtree and have instructed a Crabtree conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Alliance & Leicester have this afternoon contacted us to advise us that they have now hit a problem as our Crabtree lawyer is not on their conveyancing panel. Please explain?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Crabtree lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Are the Crabtree conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Crabtree conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
We previously instructed conveyancing lawyers with offices in Crabtree on the Skipton solicitor approved list. They are now charging me a supplemental amount for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. The fee is not dictated by Skipton but by your Crabtree solicitor. Numerous firms on the Skipton panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
I can not fathom if my mortgage offer requires a lease extension. I have called my Crabtree building society branch on various occasions and was told they are content with the situation and they will lend. My Crabtree conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend based on their published requirements. I simply don't know who is right.
Your property lawyer must follow the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My offer was accepted on an apartment in Crabtree on 16/3/2022, valuation was booked 4 days later, received a clean bill of health. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Action Conveyancing several years ago for my conveyancing in Crabtree. Now, I need my files but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Crabtree of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Crabtree with the aid of help to buy. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not inform my lawyer about this side-deal as it could affect my mortgage with National Westminster Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 put an offer in last month in what was supposed to be a quick, no chain conveyancing. Crabtree is where the house is located. What do you suggest?
Flying freeholds in Crabtree are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crabtree you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crabtree may ascertain 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 premises.