AssumingI was to acquire a simple residential housein Gerrards Cross and Chalfont for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Gerrards Cross and Chalfont?
The sole saving you would achieve is the Gerrards Cross and Chalfont conveyancing searches. A conveyancer still be obliged to do everything else - money laundering, communicating with your sellers lawyer, SDLT submission, register the ownership etc. A marginal saving might be made by not needing to register a charge however it will not be significant.
How up to date is your search tool for Gerrards Cross and Chalfont conveyancing solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?
Gerrards Cross and Chalfont conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
I had intended to instruct a conveyancing solicitor in Gerrards Cross and Chalfont for our house purchase. Our financial adviser has since notified us that our mortgage lenders Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?
A mortgage company can require an approved conveyancer act for it. Borrowers are liable to meet the cost of this. Please make use of our tool to get a quote from a solicitor to conduct conveyancing in Gerrards Cross and Chalfont on the Birmingham Midshires approved list of solicitors.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Gerrards Cross and Chalfont conveyancing practitioner on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Gerrards Cross and Chalfont bank branch on numerous occasions and was told they are content with the situation and they would lend. My Gerrards Cross and Chalfont conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
The conveyancing practitioner has to comply with the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Gerrards Cross and Chalfont solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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 buying a new build apartment in Gerrards Cross and Chalfont. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Gerrards Cross and Chalfont
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Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
My nephew is embarking on her first house purchase, he had his mortgage in principle. When the seller agreed the offer on the apartment we rang the mortgage institution to progress the mortgage application. I was very surprised to learn that mortgage companies do not accept all solicitor, they must be on their panel, is this legal?
Lenders tend to imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Gerrards Cross and Chalfont lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.