Some advice if I may. My Duxford lawyer is assuring me that he is legally obliged toconduct Duxford conveyancing searches becausethe firm are on the HSBCconveyancing panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Duxford conveyancing searches.
is it true that all Duxford solicitor practices on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be overseen by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
After much negotiation I have agreed a price on a house in Duxford. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £150. Not long after, the lawyer called me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a Duxford lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Duxford postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Duxford.
I'm purchasing my first flat in Duxford with a loan from Godiva Mortgages Ltd. The developers would not budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not reveal to my conveyancer about the side-deal as it could adversely affect my loan with Godiva Mortgages Ltd. 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.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Duxford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Duxford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Duxford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Duxford 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.
How easy is it to swap firm as I have to instruct a firm on the Godiva Mortgages Ltd conveyancing panel. I had appointed a family conveyancing solicitor in Duxford round the corner but the firm is not approved by Godiva Mortgages Ltd
It would be our pleasure to assist you select a conveyancing solicitor in Duxford on the Godiva Mortgages Ltd panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Duxford. In making use of search facility on this page, you can scrutinise fees for conveyancing solicitors in Duxford and throughout England and Wales.
My wife and I are in the market for a trustworthy conveyancing solicitor in Duxford to purchase a apartment. I am aware of the dangers of getting ripped off and there are so many Duxford conveyancing organisations out there...who's the best?
The first thing to do when choosing a Duxford conveyancing practitioner is seek the advice from family or trusted professionals. Almost everyone has used a conveyancing solicitor in the past. Do utilise our tool to compare Duxford conveyancing quotes