We are looking to buy a house and require a conveyancing solicitor in Frognal who is on the Skipton solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Frognal.
Is there a list of Virgin Money panel solicitors in Frognal on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few lenders make their panel listings available over the internet. If you are in need of a Frognal conveyancing practitioner on the Virgin Money please make the most of our tool.
My partner and I are in the throws of viewing apartments in Frognal and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with Virgin Money.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are seeking a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my flat. 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, Santander are being difficult. The Frognal solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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 Frognal differ for newly converted properties?
Most buyers of new build premises in Frognal approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Frognal tend to buy 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 Frognal or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Frognal is where the house is located. What do you suggest?
Flying freeholds in Frognal are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frognal you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frognal may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I better off to use a Frognal conveyancing practitioner who is local to the property I am hoping to buy? We have a good friend who can conduct the legal formalities but her office is 200kilometers away.
The benefit of a local Frognal conveyancing firm is that you can attend the office to sign documents, deliver your identification documents and pester them where appropriate. Having local Frognal know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that should surpass using an unknown Frognal conveyancing lawyer just because they are round the corner.
What is the reason for my property lawyer requiring various items of ID before I can commence with my conveyancing in Frognal?
Frognal property lawyers are obliged by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to record that the have checked the identity of their clients. It will also be a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and date of birth.