Me and my fiance are acquiring a leasehold flat in Monmouth. My Conveyancer is not on the mortgage company solicitor panel. Is it possible for me to use my Monmouth conveyancing solicitor notwithstanding that they are not on the mortgage company panel?
Your options include
- Complete the purchase with your preferred Monmouth conveyancing practitioner but your bank will undoubtedly use a solicitor from their conveyancing panel. The net result is additional charges and probable interruption.
- Choose a fresh solicitor to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancer to pull out all the stops to get listed on the mortgage company conveyancing panel
At what point will exchange of contracts occur in residential conveyancing in Monmouth and do I need to be at the conveyancers branch?
Where you are in close proximity to one of the conveyancing solicitors in Monmouth you are welcome to attend to sign the paperwork. That being said, the law practices we recommend supply countrywide coverage for conveyancing and give just as detailed and professional a job for you when communicating with you electronically. The executing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Monmouth)to be in the office at the appropriate time.
I am buying a property in Monmouth. A rare aspect is that the roof has a solar panel. Aldermore 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 Aldermore your lawyer must check the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Monmouth.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being a right pain. The Monmouth solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
I was told three weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Monmouth is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some fast conveyancing in Monmouth as I am under a deadline to exchange contracts within 2 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you are at free not to have searches carried out although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Monmouth the following are examples of issues that can arise and therefore impact market value: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who handled the conveyancing in Monmouth 4 years ago are no longer around. What are my options?
In today’s world there are duplicates made of almost everything, and your conveyancer should know precisely where to look for all the appropriate paperwork so you may buy or dispose of your house without any difficulty. If copies are not available, your lawyer can arrange cover in the form of insurance or indemnities protecting you against future claims on the premises.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Monmouth is the location of the property. Can you offer any assistance?
Flying freeholds in Monmouth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Monmouth you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Monmouth 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 premises.