Am I correct in assuming that the fact that my conveyancer in Kettering is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable 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) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Kettering conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
AssumingI were to buy a simple residential propertyin Kettering mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Kettering?
Any savings you would achieve will be isolated to the Kettering conveyancing searches. The lawyer is required to do the vast majority of work - money laundering, communicating with the vendors conveyancer, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a mortgage but it won't be meaningful.
We previously selected solicitors based in Kettering on the Aldermore solicitor panel. They have just billed me a separate charge for handling the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not set by Aldermore but by your Kettering lawyer. Some firms on the Aldermore panel will levy an ‘acting for lender’ fee and others do not.
I am selling my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being pedantic. The Kettering solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Aldermore have agreed my mortgage in principle, my bid on a flat in Kettering has been agreed to, what are the next steps?
The property agent will want to be informed of your property lawyer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Contact Aldermore or your broker and finish off any outstanding paperwork. Aldermore will sellect a valuer who will get in touch with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Aldermore will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Kettering.
The deeds to our property are lost. The solicitors who did the conveyancing in Kettering 5 years ago are no longer around. What are my next steps?
Gone are the days when you need to hold title deeds to prove you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
I decided to have a survey completed on a property in Kettering prior to instructing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some lenders tend refuse to give a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kettering. Conveyancing will be smoother if you use a solicitor in Kettering especially if they are acquainted with such properties in Kettering.
To what extent are Kettering conveyancing solicitors duty bound by the Law Society to issue clear conveyancing figures?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Kettering or across England and Wales.