My fiance and I are planning to purchase a flat in Nettleham and are in fact using a Nettleham conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Scotland have this afternoon contacted us to inform me that there is now an issue as our Nettleham conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Nettleham solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Having invested time reading online forums for an online solicitor in Nettleham, most post that I should instruct a CQS kitemarked lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Nettleham is one of the numerous areas of the UK where there are Accredited solicitors.
I am purchasing a property and the conveyancer has referenced Chancel Repair for which the property may be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this really necessary for conveyancing in Nettleham
Unless a prior acquisition of the house completed after 12 October 2013 you can expect solicitors carrying out conveyancing in Nettleham to continue to recommend a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who dealt with the conveyancing in Nettleham 5 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, find your house and get current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Nettleham is where the house is located. Can you offer any guidance?
Flying freeholds in Nettleham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nettleham you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nettleham may ascertain 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 residence.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Nettleham. I happened to stumble across a site which looks to be the ideal answer If there is a chance to get all this stuff done via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?