Can you help? My Angel solicitor is assuring me that he has toconduct Angel conveyancing searches asthe firm are on the Santandersolicitor panel. Do I not have any say here?
You have limited options available to you. As you are obtaining a home loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Angel conveyancing searches.
We previously chose solicitors located in Angel on the Barclays solicitor approved list. They are now charging me an additional sum for the legal aspects of the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer may levy a fee for this. This fee is not set by Barclays but by your Angel conveyancer. Some firms on the Barclays panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.
We were going to get a AIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Angel solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Angel solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being a right pain. The Angel solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Angel?
Its becoming the norm that commercial conveyancing solicitors in Angel will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Angel. The report provides definitive data 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 Angel.
For every commercial conveyancing transaction in Angel it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Angel commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Angel.
I have recentlydiscovered that Wolstenholmes have closed. They carried out my conveyancing in Angel for a purchase of a freehold house 12 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Angel conveyancing specialists.
I opted to have a survey done on a property in Angel ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Angel. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Angel to see if the conveyancing costs will increase in light of this.
We have AIP from Godiva Mortgages Ltd who suggested that they will loan up to £117k. At what point do I need to instruct a lawyer for conveyancing? Angel is where we plan to move to.
You can instruct a property lawyer now so that the conveyancing practitioner can open the file so they can do their AML checks etc. As and when you wish them to commence work you will be asked for a payment on account usually approximately £175. That would generally be once you have the mortgage offer and valuation back, however if you want to expedite matters you can get going sooner even though you may be risking some expense.