I can't travel far from Frenchay. I would like to know the logic why all Frenchay solicitors are not on all mortgage company panels?
Pre- 2008 most banks demonstrated an approach to risk which is different than today. The financial regulator in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the conveyancers on your panel. As a result, lenders have since soughtmore data from law firms about their processes and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum volume of transactions the lenders insisted on.
We were just about to exchange contracts for a ground floor flat in Frenchay. We encountered a stumbling block. The loan offer with The Royal Bank of Scotland expires on 9/12/2021 but the owners are insisting on a completion date of 13/12/2021. Can one extend the mortgage offer?
The person best placed to deal with your question is your solicitors who should determine if he or she is should be discussing with the mortgage company, owner’s conveyancers, estate agents or indeed all parties given what has happend in your transaction to date.
Do I have to visit the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Frenchay so that I can attend their offices if required.
These days conveyancing panel lawyers for lenders carry out all of the communications through Royal Mail, internet or over the phone. This enables them to conduct the legal work for your home move regardless of where you live in England or Wales. However you can check if you have the option of going to the offices of your conveyancing lawyer if you prefer.
I am assisting my sister sell her flat in Frenchay. Does the conveyancer arrange the energy performance certificate or do I organise this?
After the abolition of Home Information Packs, energy performance certificates was maintained a compulsory part of moving property. An EPC needs to be to hand prior to the property being marketed. It is not a task that conveyancers normally arrange. If you are instructing a Frenchay conveyancing practitioner they might be willing to arrange EPC’s due to their relationships with reputable Frenchay providers
Is it correct that all Frenchay CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
Completion of my remortgage has taken place for my property in Frenchay. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Are there restrictive covenants that are commonly picked up during conveyancing in Frenchay?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Frenchay. 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 Frenchay benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not inform my lawyer about this deal as it would adversely affect my mortgage with the lender. 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.