I have just been advised by my IFA that my Belmont the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be sure if this is correct?
The sensible course of action for you to take is to call your Belmont conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
I require conveyancing for an apartment in a fairly new development (6 years built) in Belmont. The vast majority the flats have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Belmont?
Where you are obtaining a mortgage, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Belmont conveyancing searches are optional. Your solicitor, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to an alternative solicitor for your conveyancing in Belmont.
Is it the case that all Belmont CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Is it the case that all Belmont solicitor firms on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
It is unclear whether my lender requires a lease extension. I have called my Belmont bank branch on various occasions and was told it wasn't an issue and they would lend. My Belmont conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
Your lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been on the look out for a ground for flat up to £235,500 and identified one near me in Belmont I like with a park and station nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Belmont in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
In scouring the internet for the term conveyancing in Belmont it reveals many conveyancersin the area. With so much choice what is the best way to find the right solicitor for me?
The preferential way of choosing the right conveyancer is via personal testimonial, so seek the opinion of colleagues and family who have bought a property in Belmont or the respected estate agent or financial adviser. Costs for conveyancing in Belmont differ, so it's a good idea to obtain at least four quotes from varying types of companies. Be sure to obtain confirmation that the costs are guaranteed not to increase.
I see that you have a post code search directory identifying law firms on the lender conveyancing panel. Do Belmont conveyancing companies pay you a commission if I retain them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Belmont.