Am I correct in assuming that the fact that my solicitor in Cheshire is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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. Should you be concerned you should contact the Cheshire conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Our mortgage company has recommended a law firm on their panel based in Cheshire but I would rather choose a conveyancing lawyer in Cheshire or nearer to where I live. Can you help?
It is by no means the case that all Cheshire conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Use the above search tool to choose a Cheshire conveyancing conveyancer on the on the lender panel.
My bid for a property was accepted at auction in Cheshire. Conveyancing is required. What are my next steps?
Now that you have for in every practical sense signed on the dotted line you now have to hire the services of a conveyancing solicitor as a matter of urgency as you are faced with a fast approaching a drop dead date to complete the conveyancing. All auction property should have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
We had instructed conveyancers located in Cheshire on the Co-operative solicitor panel. They have just billed me a further fee for handling the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor may levy a fee for this. The charge is not dictated by Co-operative but by your Cheshire property lawyer. Plenty of firms on the Co-operative panel will levy an ‘acting for lender’ fee and others do not.
Completion of my remortgage has taken place for my property in Cheshire. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am purchasing my first flat in Cheshire with a loan from Halifax. The developers refused to move on the price so I negotiated 6k of additionals instead. The property agent told me not to tell my conveyancer about this deal as it may affect my mortgage with Halifax. Is this normal?.
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.
How easy is it to switch firm as I need to instruct a firm on the Yorkshire Building Society conveyancing list. I hired a local conveyancing solicitor in Cheshire five minutes from me but she is not accepted by Yorkshire Building Society
It would be our pleasure to help you find a conveyancing solicitor in Cheshire on the Yorkshire Building Society panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Cheshire. Using search facility on this page, you can compare charges for conveyancing solicitors in Cheshire and throughout England and Wales.