Much to our surprise we have been informed by our IFA that my Cookham the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be sure whether this is correct?
The first thing you need to do is to call your Cookham conveyancer. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
As someone unfamiliar with conveyancing in Cookham what is the number one tip you can impart for the legal transfer of property in Cookham
You may not hear this from too many lawyers but conveyancing in Cookham or throughout Berkshire is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and other parties involved in the legal transfer of property. E.g., the seller, estate agent and on occasion a bank. Selecting a solicitor for your conveyancing in Cookham an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose role it is to protect your legal interests and to protect you.
On occasion a third party with a vested interest may try and persuade you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your financial adviser may try to convince you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
How can we tell if a Cookham conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Cookham seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your transaction.
I am selling my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being problematic. The Cookham solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Cookham is approved on their conveyancing panel? Virgin Money 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 Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I purchased a semi-detached Victorian house in Cookham. Conveyancing solicitor represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching property. Is it worth asking Clydesdale to clarify?
You should assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cookham and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who completed the work.
I have been on the look out for a flat up to £305k and found one near me in Cookham I like with amenity areas and railway links in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Cookham for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
I need to instruct a conveyancing solicitor for leasehold conveyancing in Cookham. I've stumble upon a web site which looks to be the ideal solution If there is a chance to get all formalities done via phone that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?