Am I correct in assuming that the fact that my solicitor in Great Linford is not identified on my bank's conveyancing panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 simply call the Great Linford conveyancing firm and ask them why they are no longer on the approved list for your bank.
Our nephew is about to exchange on a newly built flat in Great Linford with a home loan from Lloyds. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Have just purchased a probate house at auction in Great Linford. Conveyancing is required. What are my next steps?
Now that you have to all intents and purposes signed on the dotted line you must choose a conveyancing lawyer as a matter of urgency as you now have a fast approaching a drop dead date to complete the transaction. All auction property will ordinarily have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Great Linford lawyer on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Great Linford. My mortgage broker suggested a solicitor. I paid an advanced payment of £150. Soon after, the conveyancer contacted me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I require quick conveyancing in Great Linford as I am under a deadline to complete in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a cash purchaser you have the choice not to have searches conducted although no lawyer would advise that you don't. With plenty of history conveyancing in Great Linford the following are instances of what can show up and therefore impact the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...
I'm purchasing my first flat in Great Linford with a mortgage from Halifax. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the deal as it may adversely affect my mortgage with Halifax. Do I keep my lawyer in the dark?.
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.
Due to the input of my in-laws I had a survey completed on a property in Great Linford ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks may refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Great Linford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Great Linford to see if the conveyancing costs will increase in light of this.