I am in the throes of transferring my existing standard home loan to a Buy to Let Chelsea Building Society mortgage. I have been informed by my broker that I require a solicitor for this. I had a chat my previous Clun conveyancing solicitor who dealt with the legals when I previously purchased the house. The fee calculation e-mailed to me of £500 has shocked me as its a remortgage than a sale or purchase.
The quote is slightly on the expensive side. If you are happy to invest time contrasting quotes you could trim some of the cost by say £100 plus VAT. That being said, assuming were content with the conveyancing the firm provided you mightlive to regret opting for an an unknown solicitor. Don't forget to check the solicitor can also act for Chelsea Building Society. Do make use of our search tool to choose a Clun conveyancing firm on the Chelsea Building Society member panel, which can often include conveyancing solicitors in Clun.
Please help. My Clun conveyancer is assuring me that he is legally obliged toconduct Clun conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. Is my solicitor right?
You have limited options available to you. As you are taking a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Clun conveyancing searches.
When does exchange of contracts occur in domestic conveyancing in Clun and am I required to be at the solicitors office?
If you are round the corner to our conveyancing solicitors in Clun you are welcome to come in to sign contracts. However, the law practices we recommend provide countrywide coverage for conveyancing and provide just as detailed and professional a job for you when communicating with you digitally. The signing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Clun)to be in the office at the appropriate time.
Is it correct that all Clun CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?
Some major lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s 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 panels.
When it comes to mortgage companies such as Skipton, do Clun conveyancing practitioners face a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being a right pain. The Clun 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.
My husband and I are new to the buying process - had an offer accepted, but the agent advised that the owners will only move forward if we appoint the agent's preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Clun
We suspect that the owner is not behind this requirement. Should the vendor desire ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Clun conveyancing firm - rather thanthose that will earn their negotiator at the agency a kickback or hit his conveyancing figures pre-set by corporate headquarters.
My 20yr old son is just in the process of moving house, he had his mortgage in principle. After the seller agreed the offer on the house we rang the mortgage company to issue the formal offer. We were very surprised to discover that mortgage companies do not accept all property lawyer, they need to be on their approved list, is this right?
Lenders tend to restrict either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Clun conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.