Me and my partner are due to complete buying a house in Bozeat but as a result of wreckage from the recent storms I have was able negotiate reparation from the seller of £3k by way of a deduction in the price. This was going to be addressed as part of the conveyancing process yet Virgin Money will not agree to this. Why were they informed?
Any lawyer that is on the Virgin Money approved list is obliged to inform Virgin Money of any variations to the sale price. If you prohibit your property lawyer to disclose the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new property lawyer for your conveyancing in Bozeat.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to instruct a Bozeat based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers where you accept the "fee-free" offer. Contact the mortgage company to determine if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Bozeat.
Are all Bozeat Conveyancing Quality Solicitors on the RBS conveyancing panel?
Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Bozeat solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being a right pain. The Bozeat solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
We are purchasing a house and the conveyancer has referenced Chancel Repair for which the house may be obligated to pay given it’s proximity to the area of such a church. She has suggested insurance. Is this really appropriate for conveyancing in Bozeat
Unless a previous purchase of the premises completed after 12 October 2013 you could take it that lawyers delivering conveyancing in Bozeat to remain encouraging a chancel search and or insurance against a claim.
How do I identify a Bozeat law firm on the Barclays Direct conveyancing panel? I drive a motor bike and am willing to travel upto 10miles to meet the lawyer.
Feel free to make use of the facility on this page. Please choose the mortgage company and your location and you will see a number of Bozeat conveyancing lawyers based on proximity. We have detailed some Bozeat conveyancing firms towards the end of this page and you can ring them to check whether they are on the Barclays Direct member panel
Is it best to use a Bozeat conveyancing lawyer who is local to the property I am buying? We have a good friend who can deal with the legal formalities however his firm is located 300kilometers drive away.
The primary upside of using a high street Bozeat conveyancing firm is that you can attend the office to execute documents, hand in your ID and apply pressure on them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were happy that should outweigh using an unknown Bozeat conveyancing solicitor solely due to them being based in the area.