Am I correct in assuming that the fact that my conveyancer in Bedworth is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Bedworth conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am buying a flat and need a conveyancing solicitor in Bedworth who is on the Chelsea Building Society solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Bedworth. We dont recommend any particular firm.
I am the single recipient of my late father’s will with all property in now in my sole name, including the house in Bedworth. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be considered the same way as though I had purchased the house in December. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most lenders would take a pragmatic view as this provision is primarily there to pick up on subsales or the quick reselling of property.
My husband and I have organised the release of further monies on our mortgage from Aldermore as we want to carry out a loft conversion to our property in Bedworth. Are we obliged to choose a local Bedworth solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
Our sealed bid on a house in Bedworth has been accepted, the vendors do however have an associated purchase. The owners have offered on somewhere, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a local conveyancing solicitor in Bedworth. What do I do now? At what stage do I apply for the mortgage with TSB?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Bedworth conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the TSB approved list. Concerning the subsequent steps this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. During a buoyant market the majority of purchasers will apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they ask their solicitor to press on with the conveyancing in Bedworth.
A friend advised me that if I am purchasing in Bedworth I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Bedworth conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Bedworth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Bedworth.
How do I use your search app to locate a conveyancing solicitor in Bedworth on the authorised to act for my bank?
Step one is to select a lender such as Santander, The Royal Bank of Scotland or Clydesdale then specify your location for instance Bedworth. Conveyancing organisations in Bedworth and beyond will then be shown.
What is the reason for my property lawyer requiring various items of identification before I can commence with my conveyancing in Bedworth?
Bedworth solicitors are required by the Law Society, SRA, the Land Registry and current AML legislation to record that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and date of birth.