My financial adviser has requested my Liss lawyer’ panel reference for the Lloyds conveyancing panel. How do I find this out. I have called my local Liss branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Liss conveyancing practitioner . They should have a central record lender panel numbers.
I am buying a newly built apartment in Liss and my conveyancer is telling me that she is duty bound to the bank to reveal incentives from the developer. I am nearing the developer’s deadline to exchange and I don't want to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am due to move home in July. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Liss. Conveyancing lawyer was chosen prior to coming across your site.
On the day of completion you can collect the house keys from your estate agent however this should only happen once the vendors conveyancers advise the agent that they have the completion monies and the keys can be released. You will need to advise the removal company that they can start moving you in. We do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Liss or a lawyer with expertise in conveyancing in Liss.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being problematic. The Liss solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Planning on purchasing a apartment in Liss. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Liss lawyer is on the Virgin Money conveyancing panel.
Have purchased a a terraced house in Liss , how long will it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Liss conveyancing solicitor has been very slow, so I want to be sure that my name is recorded.
As far as conveyancing in Liss registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd persons or bodies. Currently in the region of 80% of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs after the purchaser is living at the property so post completion formalities is not always primary concern but if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
As co-executor for the estate of my grandfather I am selling a house in Cardiff but reside in Liss. My conveyancer (approximately 200 miles from mehas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Liss who can witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Liss based
We are buying a 2 room ground floor flatin Liss with a loan from a mortgage company. We have a solicitor in Liss but our lender inform us now that he's not approved on their "panel". It seems we have little choice but to instruct from the our lender panel solicitors or keep our Liss conveyancer and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The bank mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including most conveyancing solicitors in Liss : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your mortgage company.