Am I correct in assuming that the fact that my solicitor in Fairfield is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% 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. Where you are concerned you should contact the Fairfield conveyancing practice and enquire why they are no longer on the approved list for your bank.
We wanted to use a property lawyer in Fairfield for our home move. Our broker informed us that our bank Halifax won't deal with them. Surely this is unduly restrictive?
A lender can require an approved solicitor act for it. Borrowers are expected to bear the charges for this. Do use our database to find a solicitor to carry conveyancing in Fairfield on the Halifax member panel.
Are all Fairfield Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
A selection of banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Fairfield. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Fairfield building society branch on various occasions and was informed it wasn't an issue and they will lend. My Fairfield conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
The lawyer must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The deeds to my property are lost. The solicitors who did the conveyancing in Fairfield 5 years ago are no longer around. What are my options?
You no longer need to have the physical deeds to establish that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
I am purchasing a new build house in Fairfield with a loan from Lloyds TSB Bank. The sellers refused to reduce the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not inform my conveyancer about the side-deal as it would put at risk my loan with the lender. Do I keep my lawyer in the dark?.
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.
Is it true that a Fairfield conveyancing practice has court proceedings brought against them by clients for not carrying out the right conveyancing searches?
We are not aware of such a Fairfield conveyancing claim but according to a recent report, clients purchasing a house in Cumbria successfully won a claim against their property lawyer due to development permission to build a wind farm not being identified in conveyancing searches.
Where you are thinking of buying a home in Fairfield It is critical that your conveyancing practitioner conduct all Fairfield conveyancing searches required making sure that you have relevant and up to date information ahead of buying a property.