Are the Thornaby on Tees conveyancing solicitors identified as being on the Yorkshire BS conveyancing panel, together with their details provided by Yorkshire BS?
Thornaby on Tees conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I am thinking of refinancing my property in Thornaby on Tees, does my lawyer have to be on the Principality Solicitor panel?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Is it correct that all Thornaby on Tees CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved firms?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
The formalities of my purchase has taken place for my property in Thornaby on Tees. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department 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.
About to purchase maisonette in Thornaby on Tees. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Thornaby on Tees conveyancing practitioner is on the Coventry BS conveyancing panel.
I'm purchasing a new build house in Thornaby on Tees with a mortgage from Nottingham Building Society. The sellers would not budge the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about this side-deal as it would impact my loan with the bank. Is this normal?.
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 encouragement of my in-laws I had a survey completed on a property in Thornaby on Tees ahead of retaining solicitors. I have been told that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend not grant a mortgage on such a home.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Thornaby on Tees. Conveyancing may be slightly more expensive based on your lender's requirements.
Taking into account that I am about to part with over three hundred thousand on a house in Thornaby on Tees I would like to talk to a lawyer regarding theconveyancing before instructing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in Thornaby on Tees.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Thornaby on Tees should be the figure that you are charged.