My fiance and I are hoping to purchase a flat in Hornsea and have appointed a Hornsea conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Alliance & Leicester have this afternoon contacted us to advise us that they have now hit a problem as our Hornsea lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Hornsea lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am planning to acquire a property and require a conveyancing solicitor in Hornsea who is on the The Royal Bank of Scotland conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Hornsea. We dont recommend any particular firm.
A colleague suggested that if I am buying in Hornsea I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Hornsea conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Hornsea around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hornsea Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Hornsea Education with plans and statistics, Local Amenities and other useful information about Hornsea.
I'm buying my first flat in Hornsea with a loan from Chelsea Building Society. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not inform my lawyer about the deal as it could put at risk my loan with the lender. 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.
How easy is it to swap firm as I need to choose one who is on the The Mortgage Works conveyancing panel. I instructed a local conveyancing solicitor in Hornsea round the corner but the firm is not approved by The Mortgage Works
We will our best to assist in finding you a conveyancing solicitor in Hornsea on the The Mortgage Works panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Hornsea. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Hornsea.
I acquired a property in Hornsea last 14/4/2023 and to date it is still not registered with the Land Registry. It was part of a development site and my lawyer told me that it can take twelve months to register. I have spoken with HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. What can I do?
Call your conveyancer - if you are not getting sensible responses, look up their internal complaints procedure and escalate your concerns to a Complaints Manager. Registrations for Hornsea conveyancing are not known to be significantly delayed.