Please help. My Stamford solicitor is assuring me that he has toconduct Stamford conveyancing searches asthe firm are on the Santandersolicitor panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Stamford conveyancing searches.
We note that you have a search directory listing law firms on the HSBC conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Stamford?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stamford.
Do the Building Society Association intend to launch a searchable register to list firms on the Darlington Building Society conveyancing panel for instance in Stamford?
We would not expect to be advised of any plans on the part of the BSA to promote such a register.
My lawyer has informed me that lack of building regulations insurance is needed on my purchase. What is the level of cover for Stamford conveyancing?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Two weeks ago we had a mortgage agreed in principle with Virgin Money. Stamford conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money completed the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my remortgage has taken place for my property in Stamford. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I'm purchasing a new build house in Stamford with a mortgage from Clydesdale. The developers refused to budge the price so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my conveyancer about this extras as it would adversely affect my loan 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.
What tools are available to search for a Stamford conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 10miles to attend the solicitor.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Stamford and you will see a number of lawyer located nearest Stamford. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.