Is the fact that my conveyancer in West Molesey is not on my bank's conveyancing panel that there is a problem with the quality of her work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Where you are concerned you should simply call the West Molesey conveyancing firm and enquire why they are no longer on the approved list for your lender.
My husband and I are getting closer to an exchange on a property in West Molesey and my parents have sent the exchange deposit to my property lawyer. I am now told that as the deposit has been received from someone other than me my property lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your property lawyer is legally required to clarify with mortgage company to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.
The deeds to our house can not be found. The conveyancers who conducted the conveyancing in West Molesey 5 years ago are no longer around. What are my options?
These day there are copies made of almost everything, and your conveyancer should be aware precisely where to locate all the suitable paperwork so you can purchase or sell your property without any difficulty. If copies are not available, your conveyancer may be able to put in place insurance or indemnities against future claims on the premises.
I am purchasing my first flat in West Molesey benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my conveyancer about this deal as it will impact 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.
We're FTB’s - had an offer accepted, yet the estate agent has warned us that the vendor will only move forward if we use the agent's recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in West Molesey
It is highly unlikely the owners are behind this. Should the vendor want ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Speak to the owners direct and make sure they comprehend that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to instruct your preferred West Molesey conveyancing firm - as opposed tothose that will earn their estate agent a commission or achieve conveyancing thresholds demanded by head office.