Am I correct in assuming that the fact that my conveyancer in High Peak is not identified on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
That is more than 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 top 5 reasons are as follows: (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. Where you are concerned you should simply call the High Peak conveyancing firm and enquire why they are no longer on the approved list for your bank.
We are about to exchange contracts for a freehold house in High Peak. We have hit a problem. Our loan offer with Alliance & Leicester expires on 11/3/2022 but the vendors are insisting on a completion date of 15/3/2022. Is it possible to prolong the loan offer?
The person best placed to address this issue is your solicitors who will hopefully determine if he or she is should be discussing with the bank, owner’s conveyancers, estate agents or indeed all parties given the history of your transaction to date.
My flat in High Peak is up for sale and I have accepted an offer. Does the property lawyer need to be on the Clydesdale conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
This question may be naive but I am new to the house moving as a 1st time buyer of a two bedroom flat in High Peak. Do I collect the keys to the premises on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in High Peak?
On the day of completion you do not need to go to the conveyancers office in High Peak. Conveyancing lawyers for you will transfer the purchase money to the seller's solicitors, and once they have received this, you will be invited to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
We are planning to move property in April. Should my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in High Peak. Conveyancing solicitor was found before I stumbled across this page.
On the day of completion you will need to pick up the keys from your selling agent but this should only occur after the vendors lawyers inform the agent that they have the completion monies and the keys can be released. After that you can tell the removal men that they can start moving you in. We do not suggest a specific removal company but can help you find a residential property solicitor in High Peak or a lawyer with expertise in conveyancing in High Peak.
I recently had an offer agreed on a house in High Peak. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the lawyer contacted me to say that they were not on the HSBC 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 HSBC 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.
Just acquired a detached house in High Peak , What is the estimated time for the Land Registry to record the transfer to my name? My High Peak conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is recorded.
There is nothing unique about conveyancing in High Peak registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether there are errors and if the Land registry need to notify any third persons or bodies. Currently approximately three quarters of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration is effected after the buyer has moved in to the premises thus registration formalities is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
I'm buying a new build house in High Peak benefiting from help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not to tell my solicitor about the deal as it may 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.