My brother-in-law has suggested I instruct a conveyancing solicitor in Melton Mowbray. I need to find out whether they are on the Yorkshire Building Society conveyancing panel. Could you assist?
You should e-mail your conveyancer and enquire whether they can act for the bank. Alternatively you should call Yorkshire Building Society who may be able to assist.
Is it correct that all Melton Mowbray CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing panel?
A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is 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 solicitor practices wishing to join their panels.
When it comes to mortgage companies such as Co-operative, do Melton Mowbray lawyers have to pay a fee to be on the list of approved solicitors?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have instructed a Melton Mowbray conveyancer having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Melton Mowbray postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Melton Mowbray.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Melton Mowbray is the location of the property. Is there any advice you can impart?
Flying freeholds in Melton Mowbray are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Melton Mowbray you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Melton Mowbray may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I right to be concerned about brokers that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Melton Mowbray conveyancing company?
As is the case with many service providers, often recommendations from relatives can be extremely useful or valuable. Yet there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest conveyancers to instruct. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You have the discretion to appoint your preferred lawyer. You need to be aware that many mortgage providers operate an approved list of solicitors you must use for the lender related work in your home move.
We are 14 days into a freehold purchase having been referred to conveyancers by the selling agent to perform conveyancing in Melton Mowbray. We are not happy. Can you you assist me in finding new conveyancers?
They would need to be very poor in order to consider diss instructing them. Has the loan offer been issued? If so you need to inform them of the new lawyer and have the mortgage documents are re-issued. The solicitor ideally needs to be on the banks approved list to avoid supplemental expenses and complications. So that should be your starting point. Our find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Melton Mowbray
What is the reason for my property lawyer requiring a list of items of ID before I can proceed with my conveyancing in Melton Mowbray?
Melton Mowbray conveyancing practitioners are required by the Law Society, SRA, HMLR and current AML legislation to certify that the have checked the identity of their clients. It will also be a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, national insurance number and date of birth.