My husband and I are looking to purchase a house in Stanley and have appointed a Stanley conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Lloyds TSB Bank have this afternoon contacted us to advise us that there is now an issue as our Stanley conveyancer is not on their approved list of lawyers. Please explain?
If you are buying a property requiring a mortgage it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Stanley solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We are planning to acquire a flat and require a conveyancing solicitor in Stanley who is on the Clydesdale conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Stanley.
Is it correct that all Stanley CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing panel?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We were going to get a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Stanley solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Stanley solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I have decided to exercise my right to buy my property in Stanley off the council. I have a mortgage agreed with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I am buying a property and the conveyancer has mentioned Chancel Repair to which the house could be liable as it falls into the area of such a church. He has recommended insurance. Is this really required for conveyancing in Stanley
Unless a prior acquisition of the property completed post 12 October 2013 you can assume that lawyers handling conveyancing in Stanley to remain encouraging a chancel search and or insurance against a claim.
I am purchasing a new build house in Stanley benefiting from help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my lawyer about this side-deal as it would put at risk my loan with the lender. Do I keep my lawyer in the dark?.
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.
How simple is it to switch solicitor as I need to find a firm on the TSB conveyancing panel. I had appointed a family conveyancing solicitor in Stanley five minutes from me but she is not approved by TSB
We will our best to assist in finding you a conveyancing solicitor in Stanley on the TSB panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Stanley. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Stanley.