My property lawyer in Dinnington is not on the Godiva Mortgages Ltd Conveyancing Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Godiva Mortgages Ltd panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Dinnington solicitors but Godiva Mortgages Ltd will need to instruct a lawyer on their panel. This will result in additional total legal fees as well as result in delays.
- Choose a new solicitor to act in the purchase, not forgetting to check they are Godiva Mortgages Ltd approved.
- Persuade your Godiva Mortgages Ltd solicitor to try to join the Godiva Mortgages Ltd panel
How can we know in advance if a Dinnington conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Dinnington seeking recommendations is a sensible 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 advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
I am expecting a OIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Dinnington solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Dinnington solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I am selling my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Dinnington solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 am downsizing from our property in Dinnington and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers used a factory type conveyancing firm rather than a conveyancing solicitor in Dinnington. Having lived in Dinnington for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I used Stirling Law several years ago for my conveyancing in Dinnington. Now, I need my documents but cannot find the solicitor. What do I do?
Do 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 Dinnington 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.
How does conveyancing in Dinnington differ for newly converted properties?
Most buyers of new build or newly converted property in Dinnington come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Dinnington 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 property lawyers 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 used to new build conveyancing in Dinnington or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Dinnington in advance of instructing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some banks may refuse to grant a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dinnington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dinnington to see if the conveyancing will be more expensive.