I can't travel far from Haydock. What is the rationale as to why all Haydock property lawyers are not on all bank panels?
Mortgage Companies normally impose restrictions on either the type or the number of conveyancing firms on their panel. Frequent examples of such criteria being that the practice needs to have at least two partners. As well as restricting the type of firm, some banks decided to limit the number of conveyancers they permit to act for them. It is worth noting that lenders have no responsibility for the quality of advice given by any Haydock conveyancer on their panel. Increases in mortgage fraud was the key driver in the rationalisation of solicitor panels in the last decade even though there are opposing assessments concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry exposes that thousands of law practices only conduct one or two conveyances annually. Those vindicating conveyancing panel culls question why law firms should have claim to be listed on a conveyancing panel when it is apparent that conveyancing is not their speciality?
What happens if my solicitor is removed from the RBS Solicitor panel ahead of completing my conveyancing in Haydock?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I'm purchasing my first flat in Haydock with the aid of help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my conveyancer about the side-deal as it would adversely affect my loan with the bank. Should I keep quiet?.
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.
How do I use your search tool to locate a conveyancing solicitor in Haydock on the approved list for my mortgage?
First select a bank such as Lloyds TSB Bank, The Mortgage Works or Platform Home Loans Ltd then type in your preferred area such as Haydock. Conveyancing practices in Haydock and across England and Wales should be listed.
I have been sourcing a conveyancing practitioner in Haydock for my house move. Can I see a solicitor's record with the legal regulator?
You can see presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could recorded call for training requirements.
I purchased a house in Haydock last 16/6/2023 and to date it is still not recorded with the Land Registry. It is part of a new estate and my conveyancer told me that it can take over a year to register. I have called the Land Registry directly and they have informed me the original application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your solicitor that you must contact in order to satisfy any concerns which have been raised as part of the registration process for your Haydock property. Normal Haydock conveyancing practice includes an undertaking on the part of the vendor’s conveyancing practitioner that they will help resolve any requirements raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.