Is the fact that my conveyancer in Edingale is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Edingale conveyancing firm and enquire why they are no longer on the approved list for your lender.
My partner and I are buying our first house. The property lawyer has calledto see if we would like to order supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Edingale
The number and type of Edingale conveyancing searches should be triggered based primarily on the property, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What is important is that you adequately understand what information the searches could give you. You may then make a decision if you consider that you need that information. Should you be unsure, ask the solicitor to guide you.
Are the Edingale conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Edingale conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
My bid for a property was accepted at auction in Edingale. Conveyancing is necessary. What are my next steps?
Given that you have now for in every practical sense signed on the dotted line you will need to appoint a conveyancing solicitor as a matter of priority as you are facing a pending a fixed date to complete the transaction. All auction property will have a bespoke auction pack. This will include most,if not all of the documents that your lawyer will need. In the case of leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete on the on the contractual date .
My partner and I have arranged a further advance on our home loan from TSB as we wish to carry out a loft conversion to our house in Edingale. Do we need to choose a local Edingale solicitor on the TSB conveyancing panel to deal with the legals?
TSB don't usually instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
We have a mortgage agreed in principle with Santander. Edingale conveyancing solicitors were appointed. How long does it take for Santander to forward the offer to the conveyancer?
There is no definitive answer here. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have been on the look out for a flat up to £235,500 and identified one round the corner in Edingale I like with amenity areas and station nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Edingale suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
My father-in-law mentioned that when choosing a conveyancing solicitors they need approved by your lender. I am a FTB but I have an AIP with HSBC and I already have a high street conveyancing lawyer in Edingale lined up. Will Halifax require an approved solicitor to be used? If so, where can I find that list for my conveyancing in Edingale?
You need to choose a solicitor that is on the Halifax panel. Simply ring your chosen Edingale conveyancing lawyer and ask if they are on the Halifax panel. If they are not on the panel you have numerous alternatives open to you here:
- Complete the purchase with your existing Edingale conveyancer but Halifax will undoubtedly retain a solicitor from their conveyancing panel. The net impact is additional charges together with likely frustration.
- Get a fresh conveyancer to act in the purchase, not forgetting to check that they are on the Halifax conveyancing panel.
- Appeal to your property lawyer to seek to join the lender panel.