I can't travel far from Cann Hall. I would like to know the reason why all Cann Hall property lawyers aren't included on all lender panels?
Pre- 2008 most mortgage companies displayed an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into fraud which in summary warned lenders: know the solicitors on your panel. Consequently, banks have subsequently requiredmore information from law firms regarding their processes and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Hundreds of firms have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the mortgage companies set.
Do conveyancers request an advanced payment for my conveyancing in Cann Hall?
If you are buying a property in Cann Hall your lawyer will ask you to provide them with funds to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the Local Authority Search. If any down payment is payable against the purchase price then this will be required immediately before contracts are exchanged. Any further balance that is due should be transferred shortly before completion.
Having invested time scouring mumsnet.com for an online lawyer in Cann Hall, most say that I must instruct a CQS kitemarked lawyer. What is CQS?
Cann Hall Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) CQS was brought about to establish evidence of quality standards in the in the legal transfer of properties. CQS helps buyers and sellers to identify practices who provide a quality residential conveyancing. Cann Hall is one of the many areas in England and Wales in which CQS have a presence. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
I am purchasing a property in Cann Hall. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?
As your lender is Virgin Money your lawyer must comply with the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease does not comply with these conditions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Cann Hall.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being difficult. The Cann Hall solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I have instructed a Cann Hall property lawyer having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Cann Hall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do I need to take out insurance to cover chancel repairs when acquiring a house in Cann Hall?
Unless a previous acquisition of the premises took place after 12 October 2013 you can assume that solicitors conducting conveyancing in Cann Hall to remain encouraging a chancel search and or chancel repair liability insurance.
What happens where there is an issue with the searches conducted as part of our conveyancing in Cann Hall?
Usually, the majority of problems disclosed in Cann Hall conveyancing search results can be addressed ahead of completion or title insurance may be obtained. It is crucial to note that although you may be buying the property and may be willing to live with the search results, your building society or bank may not, and ultimately have the final decision.