Is the fact that my conveyancer in Frant is not on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Frant conveyancing practice and enquire why they are no longer on the approved list for your lender.
Can your site be used to find a Conveyancing solicitor in Frant even if I’m not buying or disposing of a house, for example if I intend to buy a shop in Frant with a loan from Halifax?
Our comparison service is mainly used to find residential conveyancing solicitors in Frant but we have recorded towards the bottom of this page a few Frant commercial conveyancing firms. You will need to enquire with the company directly to establish if they are also authorised to represent Halifax
I am purchasing a 3 bedroom semi in Frant. The intention is to carry out a loft conversion at the property.Will legal due diligence on the property include enquiries to determine if these works were previously refused?
Your conveyancer should review the registered title as conveyancing in Frant can occasionally reveal restrictions in the title documents which prohibit categories of alterations or need the consent of a 3rd party. Many works require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Can you point me to a directory of Bank of Ireland panel solicitors in Frant on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings viewable online. Where you are seeking to appoint a Frant lawyer on the Bank of Ireland please make the most of our facility.
Completion of my remortgage has taken place for my property in Frant. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am purchasing my first flat in Frant with a loan from Bank of Scotland. The developers refused to budge the price so I negotiated £7000 of extras instead. The sale representative advised me not disclose to my conveyancer about this deal as it would impact my loan with the bank. 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.
Am I right to be suspicious that estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a local Frant conveyancing practice?
As is the case with lots of service providers, often referrals from connections can be worth their weight in gold. Yet there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all recommend lawyers to instruct. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the discretion to select your own lawyer. You need to be aware that many banks have an approved list of law firms you must use for the lender related work in your house move.
I am one month into a residential purchase having been referred to a firm by the high street agent to carry out the conveyancing in Frant. We are not happy. Could you help me find new lawyers?
They would need to be very bad to suggest replacing them. Has your mortgage offer been sent? In the event that it has you must inform them of the new contact details and get the mortgage documents are re-sent. The solicitor ideally needs to be on the banks approved list to avoid added charges and complications. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved solicitor for your home move in Frant