Am I correct in assuming that the fact that my solicitor in Dewsbury is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor 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 contact the Dewsbury conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
In the event thatI were to buy a simple residential homein Dewsbury mortgage fee and dispense with a survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Dewsbury?
The only reduction in fees you would achieve is the Dewsbury conveyancing searches. The solicitor is obliged to do the vast majority of work - money laundering, liaising with your sellers conveyancer, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a mortgage however it will not be significant.
We wanted to use a conveyancing solicitor in Dewsbury for our house move. Our broker informed us that our mortgage lenders Barclays Direct won't deal with them. Why is this not regarded as unduly restrictive?
Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all Dewsbury conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms relating to their operations and their employees and set certain criteria such a completing on a minimum number of conveyancing. Many Dewsbury conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Dewsbury is one of the many locations where the solicitors we recommend are on the panel for Barclays Direct.
Can I be sure that the Dewsbury conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Dewsbury seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.
My husband and I have organised the release of further funds on our home loan from Bank of Ireland as we wish to conduct improvements to our home in Dewsbury. Do we need to choose a bricks and mortar Dewsbury solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland do not ordinarily require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
We have agreed to purchase a house in Dewsbury. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
As your lender is Co-operative your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Co-operative where a lease fails to meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Dewsbury.
Are there restrictive covenants that are commonly identified as part of conveyancing in Dewsbury?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Dewsbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Dewsbury benefiting from help to buy. The developers would not budge the price so I negotiated 6k of additionals instead. The sale representative advised me not disclose to my solicitor about this deal as it could jeopardize my loan with Virgin Money. 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.