I am selling my maisonette in Totland and the estate agent has just text me to warn that the purchasers are switching law firm. I am told that this is due to the fact that the lender will only deal with property lawyers on their approved list. Why would a major lender only engage with certain lawyers rather the firm that they want to choose to handle their conveyancing in Totland ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Please could you suggest a Barnsley Building Society approved Totland conveyancing conveyancer who can have us moved in within a very limited time frame? Would it be better to use a local Totland solicitor or an online conveyancer?
We would be happy to suggest some excellent Totland conveyancing firms. Another option is to visit the high street in Totland. Approach some well established firms and ask to speak with a conveyancing solicitor for a quote. Discuss your time frames together with the reasons and get a commitment on speed. Choose the one that appears most efficient.
I am due to move home in May. Does my conveyancing solicitor update the removal company on the completion day. Incidentally, can you recommend a removal company in Totland. Conveyancing firm was organised prior to coming across your site.
On the afternoon of completion you can pick up the house keys from the selling agent but this should only occur once the previous owners solicitors inform the agent that they have the completion monies and the keys can be passed over. After that you can advise the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you find a conveyancing in Totland or a legal practice with expertise in conveyancing in Totland.
Are all Totland Conveyancing Quality Solicitors on the TSB conveyancing list of approved firms?
It is true that some lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Completion of my remortgage has taken place for my property in Totland. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I'm buying a new build house in Totland with a loan from Britannia. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not disclose to my solicitor about the extras as it could put at risk my loan with the bank. 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.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Totland?
At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Totland. Unlike many estate agents and many comparison sites we do not have referral deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest commission, not the best value conveyancing in Totland
I am a negotiator for a reputable estate agency in Totland where we have witnessed a number of leasehold sales put at risk due to short leases. I have received conflicting advice from local Totland conveyancing firms. Can you clarify whether the seller of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a garden flat in Totland, conveyancing was carried out 4 years ago. How much will my lease extension cost? Corresponding properties in Totland with a long lease are worth £216,000. The ground rent is £50 yearly. The lease terminates on 21st October 2090
With just 69 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.