When it comes to mortgage companies such as HSBC, do Ettington property lawyers have to pay a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
How can we tell if a Ettington conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Ettington obtaining 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 recommend that you speak with the solicitor conducting your conveyancing.
I am selling my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Ettington solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
How does conveyancing in Ettington differ for new build properties?
Most buyers of new build or newly converted property in Ettington come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Ettington usually acquire the real estate, 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 used to new build conveyancing in Ettington or who has acted in the same development.
I am looking for a flat up to £235,500 and identified one round the corner in Ettington I like with open areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Ettington in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage that many years will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
How simple is it to use the search tool to locate a conveyancing practitioner in Ettington on the panel for my lender?
Step one is to select a bank such as National Westminster Bank, Skipton Building Society or Bank of Ireland then type in your preferred area a common one being Ettington. Conveyancing organisations in Ettington and beyond will then be shown.
In scouring the world wide web for the phrase on line conveyancing in Ettington it brings up numerous solicitorsin the area. How do I determine which is the right property lawyer for my move?
The preferential way of finding a suitable conveyancer is via personal testimonial, so enquire of colleagues and relatives who have bought a property in Ettington or the reputable estate agent or financial adviser. Charges for conveyancing in Ettington vary, so it's advisable to secure a minimum of three quotes from different solicitors. Be sure to seek confirmation what costs in the quote includes.
Me and my partner are buying a 2 bedroom housein Ettington with a loan from a lender. We have selected a lawyer in Ettington but our mortgage company advise she’s not listed on their "panel". We have to appoint from the our bank panel solicitors or stay with our Ettington conveyancer and incur the extra legals for one of their panel ones to represent our lender. We feel as though this is unjust; Can we not simply insist that our lender use our Ettington lawyer?
Unfortunately,no. The bank home loan offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. Until recently, most lenders had open panels, including many conveyancing solicitors in Ettington : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your lender.