I am acquiring a ground floor flat in Helston. My property lawyer has never been on on the bank approved list. Is it possible for me to retain my Helston conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
Various options include
- Carry on with your preferred Helston solicitor but your mortgage company will need to retain a solicitor on their conveyancing panel. The net result is additional charges and potential delay.
- Appoint a new lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Convince your solicitor to attempt to join the bank panel
My mortgage company has suggested solicitors on their panel based in Helston but I would rather use a conveyancing lawyer in Helston local to me. Are you able to assist?
Far from all Helston conveyancing solicitors are approved and listed on all banks conveyancing panel. Use the above search tool to locate a Helston conveyancing solicitor on the on the lender panel.
Can I be sure that the Helston conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Helston seeking recommendations is a good 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 which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
We have a mortgage agreed in principle with Virgin Money. Helston conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money conducted the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Helston solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 used Wolstenholmes a few years ago for my conveyancing in Helston. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Helston of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, no chain conveyancing. Helston is where the house is located. Can you shed any light on this issue?
Flying freeholds in Helston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Helston you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Helston 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 residence.
My husband and I are novice buyers - agreed a price, but the estate agent told us that the vendor will only issue a contract if we appoint their preferred conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Helston
It is improbable the vendors are behind this. Should the seller require ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and make sure they comprehend that (a)you are genuine buyers (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Helston conveyancing lawyers - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing targets demanded by HQ.