Is the fact that my conveyancer in Bebington is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable 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 top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Bebington conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Do the Building Society Association intend to launch a searchable register to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for example in Bebington?
We have not been informed any intention on the part of the BSA to promote such a tool.
Me and my partner are buying a flat in Bebington. I might seem paranoid but how we can trust a solicitor? At some point we have to put money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
It is unclear whether my mortgage offer requires a lease extension. I have called my Bebington building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My Bebington conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their specific requirements. I have no idea who is right.
Provided that the property lawyer is on the mortgage company approved list, she or he must comply with the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
At last I have had an offer on a flat in Bebington accepted, the owners do however have a connected purchase. The sellers have offered on a property, however it’s not been accepted yet, and are looking at other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Bebington. What do I do now? At what point do I apply for the mortgage with Nottingham?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then valuation, Bebington conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Nottingham approved list. As to the next phase this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. During a buoyant market the majority of home buyers would apply for a home loan with Nottingham and pay for the valuation and only if it comes back ok would they ask their lawyer to move forward with the conveyancing in Bebington.
It has been 4 months since my purchase conveyancing in Bebington completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey done on a property in Bebington before retaining solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bebington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bebington to see if the conveyancing costs will increase in light of this.
Given that I am about to part with over three hundred thousand on a property in Bebington I wish to have a conversation with the lawyer regarding thehome move in advance of appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be conducting your property ownership legalities in Bebington.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Bebington should be the figure that you are charged.