We're in Castle Bromwich, First time buyers purchasing with a mortgage (lender is Virgin Money , and our lawyer is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are getting a further advance on our mortgage from Santander as we want to conduct renovations to our property in Castle Bromwich. Do we need to select a bricks and mortar Castle Bromwich solicitor on the Santander conveyancing panel to deal with the legals?
Santander would not normally require firms on 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 Santander conveyancing panel.
Planning on purchasing a flat in Castle Bromwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Castle Bromwich property lawyer is on the Kent Reliance conveyancing panel.
I was told four weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Castle Bromwich is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should our solicitor be raising enquiries concerning flooding as part of the conveyancing in Castle Bromwich.
The risk of flooding is if increasing concern for lawyers dealing with homes in Castle Bromwich. Plenty of people will acquire a house in Castle Bromwich, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Castle Bromwich. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out whether the property has ever been flooded. If the premises has been flooded in past which is not notified by the seller, then a purchaser could commence a legal claim for losses resulting from an misleading reply. A purchaser’s solicitors may also commission an enviro search. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be conducted.
I used Stirling Law a few years ago for my conveyancing in Castle Bromwich. Now, I need my files but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Castle Bromwich of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to transfer to a new solicitor as I need to choose a firm on the The Mortgage Works conveyancing list. I was using a high street conveyancing solicitor in Castle Bromwich round the corner but he is not approved by The Mortgage Works
It would be our pleasure to help you select a conveyancing solicitor in Castle Bromwich on the The Mortgage Works panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Castle Bromwich. In utilising the find a conveyancing solicitor tool on this site, you can compare charges for conveyancing solicitors in Castle Bromwich and throughout England and Wales.
Why do I have to supply my conveyancer with numerous items of ID ahead of starting my conveyancing in Castle Bromwich?
Castle Bromwich conveyancers are obliged by the Law Society, Solicitors Regulation Authority, HMLR and current AML Regulations to certify that the have checked the identity of their clients. It will also be a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, NI number and date of birth.