My wife and I are buying a 2 bedroom flat in Hurst with a mortgage. We have a Hurst conveyancer, but the lender advise she’s not on their "panel". It appears that we have no choice but to appoint one of the bank panel conveyancing practices or retain our Hurst conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We consider that this is inequitable; can we not require that the mortgage company use our Hurst solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hurst conveyancing lawyer to apply to be on the conveyancing panel.
I am aiming to move home in July. Does my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Hurst. Conveyancing solicitor was found prior to coming across this website.
On the afternoon of completion you will need to pick up the house keys from the property agent however this can only happen after the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to tell the removal company that they can start moving you in. We are not in a position to recommend a particular removal company but can help you locate a residential property solicitor in Hurst or a firm that specialises in conveyancing in Hurst.
Are all Hurst Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved solicitors?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
Is it the case that all Hurst conveyancing solicitors on the Skipton conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be regulated by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I purchased my home on 3 June and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Hurst expressed confidence that it would be formalised inside ten days. Are transfers in Hurst particularly slow to register?
There is nothing unique when it comes to conveyancing in Hurst registration formalities. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. At present in the region of 80% of such applications are completed in less than three weeks but occasionally there can be protracted delays. Registration is effected after the purchaser has moved in to the premises thus post completion formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying my first flat in Hurst with a loan from Norwich and Peterborough Building Society. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it could impact my mortgage with the bank. Is this normal?.
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.
I decided to have a survey completed on a property in Hurst in advance of retaining lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not give a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hurst. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be wary by estate agents that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Hurst conveyancing company?
As is the case with many service providers, often referrals from relatives can be extremely useful or valuable. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies may suggest lawyers to retain. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the recommendation. You have the right to appoint your preferred lawyer. You need to be aware that the majority of mortgage providers specify a panel list of conveyancers you have to use for the mortgage aspect of your transaction.