Is the fact that my conveyancer in Grove Park is not on my bank's conveyancing panel that there is a problem with the standard of his work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Should you be concerned you should contact the Grove Park conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My Conveyancer in Grove Park is not listed on the Yorkshire Building Society Approved Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are not on the Yorkshire Building Society panel?
The limited options available to you here include:
- Complete the purchase with your preferred Grove Park lawyers but Yorkshire Building Society will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and cause delays.
- Find an alternative practitioner to to deal with the purchase, obviously checking they are Yorkshire Building Society approved.
- Try to convince your Yorkshire Building Society solicitor to attempt to join the Yorkshire Building Society panel
How can we know in advance if a Grove Park conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Grove Park obtaining recommendations is a sensible 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 advertising the lowest fees. We would always advocate that you speak with the solicitor handling your conveyancing.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Grove Park property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Virgin Money have agreed my mortgage in principle, my offer on a house in Grove Park has been accepted, what happens next?
Your property agent will need to be advised as to your conveyancer's details (be sure the conveyancing practitioners are on the bank’s approved list). Contact Virgin Money or the broker and complete any appropriate forms. Virgin Money will sellect a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Virgin Money will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Grove Park.
We are purchasing a property and the lawyer has identified Chancel Repair for which the house may be obligated to pay given it’s proximity to the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Grove Park
Unless a previous acquisition of the property took place post 12 October 2013 you could take it that lawyers handling conveyancing in Grove Park to continue to suggest a chancel search and or insurance against a claim.
I have a 4 bedroom Edwardian property in Grove Park. Conveyancing lawyer acted for me and Virgin Money. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Grove Park and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who completed the work.
I am buying a new build house in Grove Park with a loan from Birmingham Midshires. The developers would not budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not to tell my conveyancer about this deal as it could jeopardize my mortgage with Birmingham Midshires. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.