Would the conveyancing solicitors listed on your site carry out auction conveyancing in Oadby?
We know of a few niche solicitors we can connect you with those conducting auction conveyancing. Oadby is one of the many locations where our lawyers have offices.
We are hoping to buy a newbuild apartment in Oadby with a loan from Halifax.We have a Oadby conveyancing lawyer but Halifax informed us her practice is not listed on their approved list of firms. we are left little option but to use a Halifax panel firm or keep our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you contains various provisions, a common one being that conveyancers must be on the Halifax conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Halifax
Is it the case that all Oadby CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Is it the case that all Oadby conveyancing solicitors on the Skipton conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Skipton approved list of solicitors they would need to be governed by the SRA. The majority of banks do allow licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
About to purchase flat in Oadby. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Oadby property lawyer is on the Clydesdale conveyancing panel.
I am purchasing my first flat in Oadby with a loan from Skipton Building Society. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not inform my lawyer about the extras as it will put at risk my loan with Skipton Building Society. 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.
Due to the encouragement of my in-laws I had a survey completed on a house in Oadby prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some lenders may not give a loan on this type of house.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Oadby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Oadby to see if the conveyancing costs will increase in light of this.