Can you help? My Wickford solicitor is advising me that he has toconduct Wickford conveyancing searches asthe firm are on the Santanderconveyancing panel. Do I not have any options here?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Wickford conveyancing searches.
We are planning to acquire a house and require a conveyancing solicitor in Wickford who is on the RBS approved panel. Could you point me in the right direction as regards a conveyancing 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 RBS . We don't recommend any particular firms conducting conveyancing in Wickford.
My aunt informed me that in purchasing a property in Wickford there may be various restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Wickford which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Wickford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Wickford Conveyancing Quality Solicitors on the UBS conveyancing list of approved practices?
Some major lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. 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 panels.
The formalities of my remortgage has taken place for my property in Wickford. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost 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 Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that 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 buying my first flat in Wickford benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about this deal as it could 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.
I am looking for a ground for flat up to £195,000 and identified one round the corner in Wickford I like with a park and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Wickford in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
I see that you have a search directory identifying solicitors on the bank conveyancing panel. Do Wickford conveyancing firms pay you a commission if I instruct them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Wickford.