Am I correct in assuming that the fact that my solicitor in Redruth is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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 Redruth conveyancing practice and enquire why they are no longer on the approved list for your lender.
My lawyer in Redruth is not on the Barclays Approved Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Barclays panel?
The limited options available to you here include:
- Carry on with your preferred Redruth solicitors but Barclays will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges as well as cause frustration.
- Find a new lawyer to to deal with the purchase, remembering to check they are Barclays approved.
- Try to convince your Barclays solicitor to seek to join the Barclays panel
I'm buying a new build house in Redruth with a loan from Chelsea Building Society. The builders would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about the side-deal as it may put at risk my loan with Chelsea Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 guidance of my in-laws I had a survey completed on a house in Redruth in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies will refuse to give a loan on such a property.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Redruth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Redruth to see if the conveyancing will be more expensive.
Taking into account that I am about to spend over three hundred thousand on a two bedroom apartment in Redruth I would like to talk to a lawyer about myconveyancing ahead of appointing the firm. Can this be arranged?
We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your conveyancing in Redruth.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Redruth should be the figure that you end up paying.
My husband and I are novice buyers - agreed a price, but the agent has warned us that the seller will only go ahead if we instruct the agent's recommended lawyers as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Redruth
It is improbable the sellers are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your preferred Redruth conveyancing lawyers - as opposed tothe ones that will give their negotiator at the agency a kickback or achieve conveyancing targets set by senior management.