I can't travel far from Burntwood. What is the rationale as to why all Burntwood property lawyers aren't automatically on all bank panels?
Lenders highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. It led to lenders purging less reputable firms from their panel of approved conveyancing practitioners .
Our god-son is in the process of securing a new build apartment in Burntwood with a home loan from Nationwide. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
If you had a top tip for selecting a conveyancing solicitor in Burntwood what would it be?
Do not opt for the lowest Burntwood conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Have just purchased a repossessed house at auction in Burntwood. Conveyancing is necessary. What are my next steps?
Now that you have exchanged you will need to appoint a conveyancing practitioner as a matter of priority as you are facing a fast approaching deadline in which to complete the deal. Every auction property will ordinarily have a bespoke auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in order to complete on the date specified in the contract.
I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being a right pain. The Burntwood solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on 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.
My wife and I purchased a terraced Edwardian house in Burntwood. Conveyancing solicitor acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Burntwood and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing practitioner who completed the work.
I'm converting the mortgage on my current property to a BTL mortgage with Accord Mortgages Ltd and I will use the rest of the raised equity as a down payment on further house. The location we are interested in is Burntwood. Will your solicitors be able to act for the two banks and link together the conveyances?
Do use our comparison tool on this site to be sure that the solicitors are on the appropriate lender panels. Having checked that they are the lawyer should be able to connect the two deals but you should have a chat with you conveyancer and specify your desired outcome and needs.
I am looking for a conveyancing practitioner in Burntwood for my home move. Is it possible to check a solicitor's record with the legal regulator?
Anyone may find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor call for training reasons.