I am one month into the sale of my house in Nuneaton and the EA has just called to advise that the buyers are changing their solicitor. The excuse is that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a big named lender only engage with certain law firms rather the firm that they want to choose to handle their conveyancing in Nuneaton ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Nuneaton. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Nuneaton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
I am buying a 3 bedroom semi in Nuneaton. We would like to carry out a loft conversion at the property.Will the conveyancing process include investigations to determine if these alterations are permitted?
Your conveyancer will check the registered title as conveyancing in Nuneaton will occasionally identify restrictions in the title deeds which prohibit categories of alterations or necessitated the permission of another owner. Some extensions require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Does a directory service exist listing Principality panel conveyancers in Nuneaton on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings available over the internet. If you are in need of a Nuneaton lawyer on the Principality please use our tool.
Due to the guidance of my in-laws I had a survey completed on a property in Nuneaton before appointing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend refuse to issue a mortgage on such a home.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Nuneaton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Nuneaton to see if the conveyancing will be more expensive.
What tools are available to locate a Nuneaton law firm on the Clydesdale conveyancing panel? I have a car and am willing to travel upto 25miles to meet the lawyer.
Feel free to make use of the search on this page. Please select a lender and your location and you will see a number of Nuneaton conveyancing lawyers based on proximity. We have listed some Nuneaton conveyancing firms towards the end of this page and you can call them to verify if they are on the Clydesdale member panel
As co-executor for the will of my father I am selling a residence in Swansea but reside in Nuneaton. My solicitor (approximately 250 miles awayneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Nuneaton to witness this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Nuneaton
Do online conveyancing organisations do everything a high street Nuneaton solicitor does or must I use a solicitor for the final stages for my conveyancing in Nuneaton?
Where you instruct an online conveyancer they will cover all the things your Nuneaton conveyancer will cover.