We wanted to use a conveyancing solicitor in Garstang for our house purchase. Our broker has since advised us that our mortgage lenders Lloyds TSB Bank won't deal with them. Surely this is unfair competition?
Banks ordinarily imposes restrictions either the category or the volume of conveyancing practices on their panel. Typical examples of such criteria being that a law practice must have two or more partners. In addition to restricting the profile of firm, a few banks have limited the number of solicitor practices they use to act for them. You should note that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are differing opinions about the level of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Garstang only perform one or two conveyances per annum.
I am selling our property in Garstang and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Garstang conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Garstang. We have lived in Garstang for six years we know of no issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I'm purchasing my first flat in Garstang with a loan from Nationwide Building Society. The sellers would not reduce the price so I negotiated 6k of additionals instead. The property agent advised me not to tell my lawyer about this deal as it could adversely affect 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.
I was pointed in your direction by a number of selling agents in Garstang to find a solicitor on your site. Is there a financial upside for Estate Agents to offer your services over another?
We don’t give any commission for pointing buyers and sellers to this site. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am using a search engine for the words conveyancing in Garstang it shows results of many property lawyersin the area. With so much choice what is the best way to find the suitable solicitor for my move?
The ideal way of choosing a suitable conveyancer is via trusted referral, so ask colleagues and those you trust who have bought a property in Garstang or a local estate agent or financial adviser. Fees for conveyancing in Garstang differ, so it's advisable to secure a minimum of three estimates from different property lawyers. Be sure to secure confirmation what costs in the quote includes.
Online research suggests that Garstang solicitors are more expensive than licensed conveyancers in Garstang to use when buying a property. Am I better off using a conveyancer or a solicitor if I am purchasing a house in Garstang.
When it comes to conveyancing in Garstang the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.