It has come to my attention via my mortgage broker that my Ripley lawyer is not on the bank Solicitor panel. What can I do to check?
Your first step should be to call your Ripley lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they may recommend you to a Ripley conveyancing practice that is on the approved list of lawyers for your mortgage company.
Having sold my house in Ripley last June yet the purchaser is SMS messaging daily to say their solicitor is waiting to hear from mine. What should my lawyer have done following completion?
Following your sale your conveyancer should send the transfer deeds and all of the paperwork to the purchaser's lawyers. Where appropriate, your conveyancer should also evidence that the mortgage has been redeemed to the buyers conveyancers. There is unlikely to be post completion tasks just for conveyancing in Ripley.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ripley?
There are many registered licenced Conveyancers in Ripley and Solicitor partnerships in Ripley offering conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
The mortgage over my property is with Principality for my property in Ripley. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel firm.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being problematic. The Ripley solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a new build house in Ripley with the aid of help to buy. The sellers would not move on the price so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my lawyer about this side-deal as it could jeopardize my mortgage with the lender. Should I keep quiet?.
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.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Ripley?
At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Ripley. As opposed to estate agents and brokerage sites we do not operate kick-back arrangements with solicitors. Some agents and online brokers 'recommend' solicitors paying the most commission, rather than the best value conveyancing in Ripley
I am thinking of appointing a conveyancing solicitor in Ripley for my house move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
One can read published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA may recorded call for training purposes.