I am getting a mortgage with Nat West. I hope to use a Licensed Conveyancer in Emerson Park. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
At what point does exchange of contracts occur in sale conveyancing in Emerson Park and do I need to attend the lawyers office?
If you are round the corner to one of the conveyancing solicitors in Emerson Park you are welcome to attend to sign the paperwork. That being said, the lender approved solicitors we work with provide a countrywide conveyancing service and provide just as diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not the critical part. A signed contract simply enables the solicitor to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Emerson Park)to be in the office available at the end of the phone to exchange contracts.
I am buying a property in Emerson Park. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As you are obtaining a mortgage with Coventry BS your lawyer must check the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Emerson Park.
The formalities of my purchase has taken place for my property in Emerson Park. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being difficult. The Emerson Park solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Stirling Law a few years past for my conveyancing in Emerson Park. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Emerson Park of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Emerson Park with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my conveyancer about this extras as it would impact my loan with Bank of Scotland. Should I keep quiet?.
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.
How easy is it to swap firm as I need to find a firm on the Godiva Mortgages Ltd conveyancing list. I instructed a family conveyancing solicitor in Emerson Park five minutes from me but the firm is not approved by Godiva Mortgages Ltd
It would be our pleasure to help you find a conveyancing solicitor in Emerson Park on the Godiva Mortgages Ltd panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Emerson Park. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Emerson Park.