Are all Tunbridge Wells Conveyancing Quality Solicitors on the RBS conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
The formalities of my remortgage has taken place for my property in Tunbridge Wells. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make 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. In most cases complaints to a lender are resolved very quickly. 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.
Kent Reliance have agreed my mortgage in principle, my bid on a apartment in Tunbridge Wells has been accepted, what are the next steps?
Your property agent will want to know who your solicitors are (be sure the lawyers are on the lender’s panel). Call up Kent Reliance or the financial adviser and complete any relevant documentation. Kent Reliance will instruct a valuer who will get in touch with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Kent Reliance will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Tunbridge Wells.
I need some expedited conveyancing in Tunbridge Wells as I have pressure to complete inside 2 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
As you are not taking a mortgage you are at liberty not to do searches although no law firm would suggest that you don't. With lots of history conveyancing in Tunbridge Wells the following are examples of what can be revealed and adversely impact future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
I am buying my first flat in Tunbridge Wells benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of extras instead. The property agent suggested that I not inform my conveyancer about the deal as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Tunbridge Wells is the location of the property. What do you suggest?
Flying freeholds in Tunbridge Wells are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tunbridge Wells you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tunbridge Wells may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to retain a conveyancing solicitor for my conveyancing in Tunbridge Wells. I have chance upon a site which seems to have the perfect answer If there is a chance to get all formalities done via web that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My 20yr old son is embarking on her first house purchase, the home loan was agreed last week in principle. One the seller agreed the offer on the house we rang the mortgage company to progress the mortgage application. We were very surprised to hear that banks do not accept all property lawyer, they have to be on a list, is this right?
Banks normally restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Tunbridge Wells lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.