I am progressing with the sale of my apartment in Holbeach and the EA has just e-mailed to advise that the purchasers are changing their solicitor. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Holbeach ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks attribute this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
We see that you have a post code search directory listing firms on the Yorkshire BS conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Holbeach?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Holbeach.
Forgive me if this question is silly but I am new to the home buying as a first time purchaser of a ground floor flat in Holbeach. Do I collect the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Holbeach?
On the day of completion you do not need to attend the conveyancers office in Holbeach. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be invited to collect the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.
I am planning to move property in October. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Holbeach. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you can pick up the house keys from your estate agent but this can only be done once the sellers lawyers confirm to the agent that they have the completion monies and the keys can be passed over. Subsequently you should inform the removal men that they can start moving you in. We do not recommend a particular removal organisation but can help you choose a conveyancing in Holbeach or a firm with expertise in conveyancing in Holbeach.
I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being pedantic. The Holbeach solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
How does conveyancing in Holbeach differ for new build properties?
Most buyers of new build property in Holbeach come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Holbeach tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Holbeach or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Holbeach ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some banks will not give a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Holbeach. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Holbeach to see if the conveyancing costs will increase in light of this.
I need to find a conveyancing solicitor for remortgage conveyancing in Holbeach. I happened to stumble upon a site which appears to be the perfect offering If there is a chance to get all the legals done via web that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?