My wife and I are planning to purchase a house in Keyworth and are in fact using a Keyworth conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. The Royal Bank of Scotland have this evening contacted us to inform me that they have now hit a problem as our Keyworth solicitor is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. 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 lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Keyworth lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I am hoping to move into my new home in Keyworth next Tuesday. My property lawyer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not limited to conveyancing in Keyworth.
I am planning to move property in March. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Keyworth. Conveyancing solicitor was chosen prior to coming across this page.
On the afternoon of completion you will need to collect the keys from the estate agent but this can only occur when the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be given over. After that you will need to inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a conveyancing in Keyworth or a legal practice that specialises in conveyancing in Keyworth.
My wife and I purchasing a 4 bedroom semi-detached house in Keyworth. We would like to carry out an extension to the side at the house.Will legal investigations on the property include checks to see if these works were previously refused?
Your solicitor should check the registered title as conveyancing in Keyworth will on occasion identify restrictions in the title documents which prohibit categories of changes or need the consent of a 3rd party. Some additions need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
HSBC have agreed my home loan in principle, my offer on a apartment in Keyworth has been accepted, now what?
Your property agent will wish to be advised as to your solicitor's details (be sure the conveyancers are on the bank’s panel). Contact HSBC or the broker and finalise any relevant forms. HSBC will sellect a valuer who will get in contact with the estate agent or owners to book a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. HSBC will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Keyworth.
What will a local search inform me concerning the house we're buying in Keyworth?
Keyworth conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Keyworth conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I purchased a terraced Edwardian property in Keyworth. Conveyancing solicitor acted for me and Santander. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You should assess 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 Keyworth and other areas of 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 lenders. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.
Are there any apps to assist me to identify a Keyworth solicitor on the Virgin Money conveyancing panel? I drive a motor bike and am prepared to travel upto 20miles to meet the solicitor.
You can use the search on this page. Please choose the mortgage company and your location and you will see a number of Keyworth conveyancing lawyers based on proximity. We have listed some Keyworth conveyancing firms at the bottom of this page and you can telephone them to check if they are on the Virgin Money panel