We see that you have a search directory listing firms on the TSB conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Ickenham?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ickenham.
My husband and I have arranged a further advance on our home loan from TSB as we wish to carry out renovations to our house in Ickenham. Are we obliged to select a high street Ickenham solicitor on the TSB conveyancing panel to handle the legals?
TSB don't usually instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
We were going to get a AIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Ickenham solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ickenham solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
After months of negotiation I have agreed a price on an apartment in Ickenham. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £200. A few days later, the lawyer called me sheepishly admitting that they were not on the UBS 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 UBS 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.
Should our conveyancer be raising questions about flooding during the conveyancing in Ickenham.
Flooding is a growing risk for solicitors dealing with homes in Ickenham. There are those who purchase a property in Ickenham, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous checks that may be initiated by the buyer or by their lawyers which should figure out the risks in Ickenham. The standard property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the owner, then a buyer could commence a compensation claim as a result of such an misleading answer. A buyer’s lawyers may also commission an enviro report. This will disclose if there is any known flood risk. If so, more detailed inquiries should be initiated.
I am purchasing a new build house in Ickenham with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not disclose to my lawyer about the deal as it will put at risk my loan with the lender. 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.
Is it possible to transfer to a new firm as I have to select a firm on the Godiva Mortgages Ltd conveyancing panel. I had appointed a high street conveyancing solicitor in Ickenham round the corner but the firm is not accepted by Godiva Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Ickenham on the Godiva Mortgages Ltd panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Ickenham. In making use of the find a conveyancing solicitor tool on this site, you can compare fees for conveyancing solicitors in Ickenham and beyond.
We are 3 weeks into a leasehold purchase having been directed to conveyancers by the local agent to do our conveyancing in Ickenham. We are not happy. Can you help me find new conveyancers?
They would have to be really bad in order to consider changing them. Has the loan offer been generated? If so you need to inform them of the new lawyer and get the loan are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid supplemental costs and frustration. So that should be your first question of the new solicitors. The search tool can assist you in finding a bank approved lawyer for your conveyancing in Ickenham