My wife and I are looking to acquire a house in Hampton Hill and have instructed a Hampton Hill conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Leeds Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Hampton Hill lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Hampton Hill lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Do lenders provide you with an approved list of Hampton Hill conveyancing solicitors? How do you know who is on the Santander conveyancing panel?
Hampton Hill conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
If you had a top tip for choosing a conveyancing solicitor in Hampton Hill what would it be?
We would encourage you not to base your choice on the lowest Hampton Hill conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
My bid for a property was accepted at auction in Hampton Hill. Conveyancing is needed. What are my next steps?
Now that you have legally committed yourself to purchase you must retain a conveyancing solicitor quickly as you now have a pending a drop dead date to complete the deal. An auction property will ordinarily have a bespoke legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being a right pain. The Hampton Hill solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
My wife and I purchased a 4 bedroom Edwardian property in Hampton Hill. Conveyancing solicitor acted for me and Bank of Ireland. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should review 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 Hampton Hill and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who carried out the work.
Due to the input of my in-laws I had a survey completed on a house in Hampton Hill ahead of retaining lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some lenders may refuse to grant a mortgage on this type of house.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hampton Hill. Conveyancing will be smoother if you use a solicitor in Hampton Hill especially if they are familiar with such properties in Hampton Hill.
What makes your site different to other internet conveyancing solicitors for conveyancing in Hampton Hill?
At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Hampton Hill. Unlike many estate agents and brokerage sites we do not have commission arrangements with solicitors. Many agents and online brokers 'recommend' solicitors paying the highest commission, as opposed to the best value conveyancing in Hampton Hill