My husband and I are hoping to acquire a flat in Arundel and are in fact using a Arundel conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barnsley Building Society have this evening contacted us to inform me that there is now an issue as our Arundel lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Arundel solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
When it comes to lenders such as Clydesdale, do Arundel property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I recently had an offer accepted on a house in Arundel. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. Shortly after, the conveyancer called me to say that they were not on the UBS 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 UBS 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 selling my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being pedantic. The Arundel solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire 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.
I moved into my apartment on 5 June and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Arundel said it should be registered inside ten days. Are properties in Arundel uniquely lengthy to register?
As far as conveyancing in Arundel registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry need to notify any interested persons or bodies. Currently approximately 80% of submission are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration occurs after the new owner has moved in to the property therefore registration formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
I'm buying my first flat in Arundel with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not to tell my conveyancer about the extras as it would affect my loan with the bank. Is this normal?.
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.
In my capacity as executor for the estate of my father I am disposing of a property in Monmouth but live in Arundel. My lawyer (who is 260 miles from mehas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Arundel who can attest this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Arundel
Do online conveyancing organisations cover everything a high street Arundel solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Arundel?
Where you instruct an online conveyancer they should cover all the tasks your Arundel conveyancer would cover.