Am I correct in assuming that the fact that my solicitor in Cranford is not on my lender's conveyancing panel that there is a problem with the quality of her work?
That would most likely be a wrong assumption to make. There are plenty of 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 contact the Cranford conveyancing practice and ask them why they are no longer on the approved list for your lender.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Cranford?
There are many recorded licenced Conveyancers in Cranford and Solicitor practices in Cranford who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in transferring property. They may both also handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
My partner and I are at the point of viewing apartments in Cranford and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Nationwide.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cranford solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cranford postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Cranford.
Various internet forums that I have frequented warn that are the number one cause of stalling in Cranford house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Cranford.
I'm purchasing my first flat in Cranford with the aid of help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about the extras as it could impact my mortgage with Nationwide 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.
I opted to have a survey completed on a house in Cranford in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not grant a loan on this type of property.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cranford. Conveyancing will be smoother if you use a solicitor in Cranford especially if they regularly deal with such properties in Cranford.