Me and my fiance are buying residence in Llay. My property lawyer has never been on on the mortgage company approved panel. Is it possible for me to retain my Llay conveyancing solicitor even though they are excluded from the lender panel?
You have a number of alternatives open to you here
- Complete the purchase with your chosen Llay lawyer but your lender will need to use a conveyancing practitioner from their conveyancing panel. The net result is additional charges together with probable interruption.
- Appoint a new property lawyer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Appeal to your conveyancing practitioner to seek to join the bank panel
We are purchasing a property and need a conveyancing solicitor in Llay who is on the Coventry BS conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Llay.
Are all Llay Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved practices?
Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
We have agreed to purchase a house in Llay. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Co-operative your lawyer must follow the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Llay.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being a right pain. The Llay solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
What can a local search reveal regarding the house my wife and I purchasing in Llay?
Llay conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search is essential in every Llay conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the property (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 13 subject areas.
I used Stirling Law several years past for my conveyancing in Llay. I now require my papers but cannot find the solicitor. What do I do?
Do 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 Llay of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My conveyancers in Llay have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.