Am I correct in assuming that the fact that my solicitor in Halewood is not listed on my bank's solicitor panel that there is a problem with the quality of his work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. If you are concerned you should simply call the Halewood conveyancing practice and ask them why they are no longer on the approved list for your lender.
My wife and I are acquiring a new build duplex in Halewood and my conveyancer is informing me that she is duty bound to the lender to disclose incentives from the developer. The Estate Agents are hassling me to exchange contracts and I don't want to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I'm the sole beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Halewood. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the property. I understand that there is a CML six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. many mortgage companies would take a sensible view as this provision is chiefly there to pick up on the purchase and immediately sell or the quick reselling of property.
I had a mortgage agreed in principle with Coventry BS. Halewood conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
Some lenders take longer than others. Have Coventry BS conducted the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Halewood bank branch on numerous occasions and was advised it wasn't an issue and they will lend. My Halewood conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their specific requirements. I have no idea who is right.
As long as the solicitor is on the bank panel, she or he must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 remaining.
Should our lawyer be raising questions concerning flooding as part of the conveyancing in Halewood.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Halewood. There are those who acquire a house in Halewood, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a numerous checks that can be carried out by the purchaser or by their conveyancers which should figure out the risks in Halewood. The conventional set of property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover if the premises has ever been flooded. If flooding has previously occurred and is not disclosed by the seller, then a buyer could commence a claim for damages stemming from an misleading reply. The purchaser’s lawyers may also commission an enviro search. This should disclose whether there is any known flood risk. If so, more detailed investigations should be conducted.
What tools are available to locate a Halewood solicitor on the Nationwide Building Society conveyancing panel? I have a car and am happy to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the tool on this page. Please pick a lender and your location and you will see a number of Halewood conveyancing lawyers located nearest you. We have listed some Halewood conveyancing firms at the bottom of this page and you can telephone them to check if they are on the Nationwide Building Society member panel
I am purchasing a house and cash is in place. My solicitor has been given with two separate proof of photo identification, bank statement, endless utility bills. Now he wants a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not dealing E's in Ibiza.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Halewood conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.