Please help. My Amersham lawyer is advising me that he is legally obliged toorder Amersham conveyancing searches resulting from the fact thatthe firm are on the HSBCapproved lawyer panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Amersham conveyancing searches.
I am buying a semi-detached house in Amersham. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Amersham you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Amersham.
After much negotiation I have agreed a price on an apartment in Amersham. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. Soon after, the property lawyer contacted me to say that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Amersham solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
TSB have agreed my home loan in principle, my bid on a apartment in Amersham has been agreed to, what happens next?
The property agent will need to be advised as to your conveyancing practitioner's details (be sure the conveyancing practitioners are on the lender’s approved list). Telephone TSB or your broker and finalise any relevant paperwork. TSB will instruct a valuer who will get in contact with the selling agent or seller to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. TSB will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Amersham.
I have been recommended by a number of selling agents in Amersham to select a property lawyer on your site. What’s the financial incentive for Estate Agents to promote your services over a competitor’s?
We don’t make any commission for pointing buyers and sellers our way. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
We are 18 days into a residential purchase having been recommend to a firm by the local agent to carry out the conveyancing in Amersham. I am am extremely frustrated with the level of service. Could you help me find new conveyancers?
They would have to be really bad to suggest changing them. Has your mortgage offer been issued? In the event that it has you need to advise them of the replacement conveyancer and ensure the offer are re-sent. Your new conveyancer should be on the mortgage company approved list to avoid escalating costs and complications. That should be your first question of the new solicitors. The find a solicitor tool should help you find a bank approved conveyancer for your conveyancing in Amersham
Should I cancel the direct debit for my mortgage with Skipton once a completion date for my sale in Amersham has been agreed?
You would be well advised to maintain meeting any mortgage payments to Skipton until the mortgage is discharged on completion as part of your Amersham conveyancing.