Is the fact that my solicitor in Lincoln is not identified on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent 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) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Lincoln conveyancing firm and enquire why they are no longer on the approved list for your bank.
Me and my fiancee are buying our first home. Our solicitor has texted usto ask if we wish to purchase extra conveyancing searches. As novices we have no idea as to what's appropriate for conveyancing in Lincoln
The quantity and type of Lincoln conveyancing searches should be triggered based primarily on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What matters is that you adequately understand what information each search could supply. You may then make a decision if you consider that you need that information. If uncertain, ask the conveyancing practitioner to explain.
I am planning to acquire a flat and need a conveyancing solicitor in Lincoln who is on the The Royal Bank of Scotland approved. Can you recommend a local solicitor?
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 Lincoln. We dont recommend any particular firm.
I acquired my apartment on 14 May and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Lincoln expressed confidence that it should be formalised in less than a month. Are titles in Lincoln uniquely lengthy to register?
As far as conveyancing in Lincoln is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today approximately 80% of submission are fully addressed within two weeks but some can be subject to extensive delays. Historically registration occurs once the new owner has moved in to the property thus post completion formalities is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
I'm buying a new build house in Lincoln with a loan from Bank of Scotland. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not disclose to my lawyer about the deal as it could adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
We're FTB’s - agreed a price, yet the estate agent told us that the owners will only issue a contract if we use the agent's preferred solicitors as they need a ‘quick sale’. We would rather use a local conveyancer who is familiar with conveyancing in Lincoln
It is improbable the sellers are driving this. Should the seller want ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to use your own,trusted Lincoln conveyancing solicitors - rather thanthe ones that will earn their estate agent a commission or hit his conveyancing thresholds set by corporate headquarters.