Can you clarify what the consequences are if my lawyer’s firm is removed from the Nationwide Conveyancing panel ahead of completing my conveyancing in Winchcombe?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
When it comes to lenders such as Clydesdale, do Winchcombe solicitors have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I was told three weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Winchcombe is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
UBS have agreed my mortgage in principle, my bid on a flat in Winchcombe has been agreed to, what are the next steps?
Your estate agent will need to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Telephone UBS or your broker and finish off any outstanding documentation. UBS will instruct a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. UBS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Winchcombe.
I am purchasing a new build house in Winchcombe benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of additionals instead. The property agent advised me not to tell my lawyer about the extras as it would adversely affect 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 advice of my in-laws I had a survey completed on a house in Winchcombe prior to appointing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some lenders will refuse to grant a mortgage on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Winchcombe. Conveyancing will be smoother if you use a solicitor in Winchcombe especially if they regularly deal with such properties in Winchcombe.
My business partner and I are looking to take over a lease of an office on the high street. Can you recommend conveyancers offering no-move-no charges for commercial conveyancing in Winchcombe for under 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Winchcombe, including the disposal and acquisition of businesses as well as simply premises. If you are intending to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the charges these will vary based on the structure and complexity of the proposed transaction. Let us have your details or call us so that we can supply you with comprehensive commercial conveyancing quote.
Much to my surprise my conveyancer in Winchcombe has informed me that he requires personal identification documents saying that this forms part of his retainer as a conveyancer on the lender Solicitor panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Winchcombe conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements