It is a dozen years since I bought my house in Green Street Green. Conveyancing solicitors have just been retained on the sale but I can't find the deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be kept by your mortgage company or they could be in the possession of the lawyers who oversaw the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Green Street Green involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I had intended to instruct a conveyancing solicitor in Green Street Green for our house purchase. Our financial adviser informed us that our mortgage company Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Lenders ordinarily restrict either the category or the amount of conveyancing firms on their panel. A common example of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few lenders have limited the amount of firms they allow to act for them. You should note that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there are differing opinions regarding the level of solicitor engagement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near Green Street Green only carry out one or two conveyances a year.
Are all Green Street Green Conveyancing Quality Solicitors on the RBS conveyancing list of approved solicitors?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I am expecting a OIP from Principality 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 Principality recommend any Green Street Green solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Green Street Green solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Green Street Green building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Green Street Green conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the solicitor is on the mortgage company approved list, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Green Street Green? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary may be liable to contribute towards repairs towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Green Street Green?
Unless a prior acquisition of the house completed post 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Green Street Green to continue to recommend a chancel search and or chancel repair liability insurance.
I am looking to sell my property. My former lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in Green Street Green if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Green Street Green. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
Do online conveyancing organisations do everything a local Green Street Green solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Green Street Green?
If you choose an online conveyancer they will undertake all the things your Green Street Green conveyancer would cover.