I can't travel far from Hurst Green. I would like to know the understand why all Hurst Green property lawyers aren't automatically on all mortgage company panels?
Before the recession most mortgage companies had an attitude to risk which differs from the current day. The FSA in 2010 instigated a thematic review into fraud which concluded: know the solicitors on your panel. Consequently, lenders have since looked to extract more information from law firms regarding their processes and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have been excluded from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of amount of transactions the mortgage companies insisted on.
My god-son is purchasing a new build apartment in Hurst Green with a home loan from Coventry BS. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
As someone not used to conveyancing in Hurst Green what’s the number one tip you can impart for the ownership transfer in Hurst Green
Not many law firms shout this from the rooftops but conveyancing in Hurst Green or throughout East Sussex is often a confrontational experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and others involved in the transaction. E.g., the seller, property agent and even potentially the bank. Choosing a solicitor for your conveyancing in Hurst Green should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose interest is to protect your legal interests and to keep you safe.
On occasion a potential adversary will try and sway you that it is in your interests to do things their way. As an example, the selling agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your mortgage broker may tell you to do something that is against your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Hurst Green is the location of the property. Is there any advice you can impart?
Flying freeholds in Hurst Green 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 Hurst Green 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 Hurst Green may determine 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 residence.
How easy is it to transfer to a new firm as I need to appoint a firm on the Santander conveyancing panel. I was using a local conveyancing solicitor in Hurst Green five minutes from me but the firm is not accepted by Santander
It would be our pleasure to help you find a conveyancing solicitor in Hurst Green on the Santander panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Hurst Green. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Hurst Green.