Am I correct in assuming that the fact that my conveyancer in Rogiet is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Rogiet conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am only a couple days away from an exchange on a flat in Rogiet and my parents have sent the ten percent deposit to my lawyer. I am now informed that as the deposit has not arrived from me my conveyancer needs to make a notification to my bank. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I advised the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
The solicitor is obliged to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
Our bank has recommended solicitors on their panel based in Rogiet but I would rather choose a conveyancing lawyer in Rogiet local to me. Are you able to help?
It is by no means the case that all Rogiet conveyancing firms are on all banks conveyancing panel. Please make use of the above search tool to find a Rogiet conveyancing solicitor on the on the lender panel.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Rogiet?
Its becoming the norm that commercial conveyancing solicitors in Rogiet will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Rogiet. The report provides definitive information 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 Rogiet.
For every commercial conveyancing transaction in Rogiet it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Rogiet commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Rogiet.
I am purchasing a new build house in Rogiet with the aid of help to buy. The sellers would not budge the price so I negotiated £7000 of extras instead. The property agent told me not disclose to my solicitor about the extras as it may jeopardize my mortgage with the lender. Should I keep quiet?.
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.