Me and my fiance are acquiring a flat in Culcheth. My Conveyancer is not listed on the lender solicitor list. Is it possible for me to appoint my Culcheth conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?
Your options include
- Complete the deal with your preferred Culcheth conveyancer but your mortgage company will no doubt appoint a solicitor on their approved list. This will result in additional cost and likely interruption.
- Choose a fresh lawyer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Convince your conveyancing practitioner to attempt to join the bank panel
I have paid off my mortgage with RBS. I assume I don't need a Culcheth lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I have a mortgage with Nottingham for my property in Culcheth. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?
Nottingham must be informed of your intention before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being pedantic. The Culcheth solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Culcheth.
Flooding is a growing risk for lawyers carrying out conveyancing in Culcheth. There are those who buy a property in Culcheth, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or by their solicitors which can figure out the risks in Culcheth. The standard property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out whether the premises has ever been flooded. If flooding has previously occurred and is not revealed by the owner, then a buyer could bring a compensation claim resulting from an incorrect answer. The purchaser’s lawyers should also conduct an environmental report. This should reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.
I used Arc property Solicitors a few years ago for my conveyancing in Culcheth. Now, I need the documents however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Culcheth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What is different about your site and alternative online quote calculators when it comes to conveyancing in Culcheth?
At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Culcheth. As opposed to estate agents and many comparison sites we do not operate kick-back arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm paying the most per referral, as opposed to the best value conveyancing in Culcheth
What are the distinct benefits to instructing a local lawyer in Culcheth
A significant proportion of house movers in Culcheth prefer a nearby high street property lawyer so that they can visit if they have questions, and to deliver documents rather taking the chance of depending on the post.
There is a marginal advantage when opting for a solicitor nearby to the premises you are purchasing, due to the familiarity of the locality and possible local concerns - nevertheless this is debatable. Many conveyancers conduct their communications online and may be anywhere in the world.