Am I correct in assuming that the fact that my solicitor in Nunhead is not listed on my lender's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Nunhead conveyancing firm and enquire why they are no longer on the approved list for your lender.
is it true that all Nunhead solicitors on the Aldermore conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
We have agreed to purchase a house in Nunhead. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
Given that you are obtaining a mortgage with Barclays your lawyer must follow the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Barclays where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties nationwide and is not restricted to Nunhead.
I have paid off my mortgage with Aldermore. I assume I don't need a Nunhead conveyancer on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Nunhead?
Its becoming the norm that commercial conveyancing solicitors in Nunhead will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Nunhead. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Nunhead.
For every commercial conveyancing transaction in Nunhead it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Nunhead commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Nunhead.
I am buying my first flat in Nunhead benefiting from help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my solicitor about the side-deal as it could adversely affect my mortgage with the bank. 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 father-in-law has suggested that I appoint his lawyers for conveyancing in Nunhead. Do I take his advice?
Much as we are happy to recommend a Nunhead conveyancing lawyer the ideal way to find a conveyancing practitioner is to have feedback from friends or relatives who have actually experience in using the solicitor you're considering.