Can you help? My Desford lawyer is advising me that she is duty bound toapply for Desford conveyancing searches becausethe firm are on the Santanderconveyancing panel. Is my conveyancer correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Desford conveyancing searches.
Me and my partner are buying a property in Desford. I might seem paranoid but how we can trust a solicitor? On completion day we have to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
How can we know in advance if a Desford conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Desford seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.
I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being problematic. The Desford solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who conducted the conveyancing in Desford 4 years ago are no longer around. What do I do?
Assuming you have a registered title the details of your proprietorship will be documented by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, identify your house and secure up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I am purchasing my first flat in Desford with the aid of help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The house builders rep advised me not inform my solicitor about the side-deal as it would affect my loan with Bank of Ireland. 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.
My husband and I are 17 days into a freehold purchase having been referred to solicitors by the estate agent to handle our conveyancing in Desford. I am am starting to be disappointed with the quality of service. Can you help me find new solicitors?
They would have to be very poor to suggest changing them. Has the mortgage offer been generated? In the event that it has you must inform them of the new lawyer and have the offer are re-sent. Your new solicitor ideally needs to be on the banks approved list to avoid supplemental fees and complications. That should be your first question of the new solicitors. Our search tool should help you find a bank approved conveyancer for your home move in Desford