Is the fact that my conveyancer in Queenborough is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Queenborough conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I had intended to instruct a conveyancing solicitor in Queenborough for our house move. Our financial adviser informed us that our mortgage lenders Barnsley Building Society won't deal with them. Why is this not regarded as unfair competition?
A lender will insist on an approved conveyancer act for it. Borrowers are expected to bear the cost of this. Do use our database to find a solicitor to carry conveyancing in Queenborough on the Barnsley Building Society conveyancing panel.
My wife and I own a 4 bedroom Victorian property in Queenborough. Conveyancing solicitor represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Queenborough and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the purchase.
I am purchasing my first flat in Queenborough with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not to tell my lawyer about the deal as it may jeopardize my mortgage with the lender. 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Queenborough is where the house is located. Can you offer any advice?
Flying freeholds in Queenborough are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Queenborough you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queenborough may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I better off to choose a Queenborough conveyancing solicitor in close proximity to the house I am hoping to buy? We have a good friend who can deal with the legal work however they are based approximately 350kilometers away.
The benefit of a high street Queenborough conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that should outweigh using an unknown Queenborough conveyancing solicitor just because they are Queenborough based.