My wife and I have recently appointed a conveyancing solicitor in Queenborough. I I am struggling to find out whether they are accepted on the Santander approved list of lawyers. Can you or the lender confirm if they are on the panel?
The first thing you should do is contact the solicitor and enquire whether they can act for the bank. Otherwise you should call Santander who may be able to help.
We are getting a further advance on our mortgage from Bank of Ireland as we wish to conduct improvements to our home in Queenborough. Do we need to choose a nearby Queenborough solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland would not normally instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
We have agreed to purchase a house in Queenborough. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
Given that your lender is RBS your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for RBS. The CML Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease fails to satisfy these conditions. The specifications relate to the installation of panels on properties nationwide and is not isolated to Queenborough.
The formalities of my remortgage has taken place for my property in Queenborough. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I used Arc property Solicitors several years ago for my conveyancing in Queenborough. Now, I need my documents but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Queenborough of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Queenborough with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my lawyer about the side-deal as it would jeopardize my loan with Aldermore. 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.
Due to the advice of my in-laws I had a survey completed on a property in Queenborough before instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some banks will refuse to grant a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Queenborough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Queenborough to see if the conveyancing will be more expensive.
My estate agent has suggested using their conveyancing practitioner for my conveyancing in Queenborough - won’t it be easier to just use them?
You need to establish if the selling agent is recommending a lawyer or introducing to a lawyer. There are plenty of Queenborough estate agents who recommend two or three Queenborough conveyancing firms purely based on those lawyers offering a great service.