My bank has recommended solicitors on their panel based in Coleshill but I would rather instruct a conveyancing lawyer in Coleshill or nearer to where I live. Can you help?
Far from all Coleshill conveyancing practices are approved and listed on all banks conveyancing panel. Do make the most of our search tool to find a Coleshill conveyancing conveyancer on the on the mortgage company panel.
I have paid off my mortgage with Virgin Money. I assume I don't need a Coleshill solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being difficult. The Coleshill solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
Our offer on a detached house in Coleshill has been accepted, the sellers do however have a connected purchase. The sellers have placed an offer on a flat, but it’s not yet tied up, and have viewings of other apartments booked. I have instructed a nearby conveyancing solicitor in Coleshill. What should be my next step? At what point should I apply for the mortgage with TSB?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Coleshill conveyancing search charges, etc). First, you should ensure that your lawyer is on the TSB approved list. Concerning the subsequent stages this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. In a buoyant market some buyers will apply for the mortgage with TSB and arrange for the valuation and only if it comes back ok would they pay their solicitor to move forward with searches.
My wife and I purchased a terraced Georgian house in Coleshill. Conveyancing practitioner represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching address. Is it worth asking Platform Home Loans Ltd to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Coleshill 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 purchasers. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
How does conveyancing in Coleshill differ for newly converted properties?
Most buyers of new build premises in Coleshill approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Coleshill usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Coleshill or who has acted in the same development.
Is it simple use the search facility to select a conveyancing solicitor in Coleshill on the authorised to act for my bank?
1st pick a lender such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Clydesdale then type in your location for example Coleshill. Conveyancing practices in Coleshill and nationally will then be listed.
I have been sourcing a conveyancing lawyer in Coleshill for my home move. Is it possible to review a firm’s complaints history with the profession’s regulator?
Anyone can review presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.