I was notified yesterday by my IFA that my Oakwood property lawyer is not on the bank Solicitor panel. How can I be certain that this is indeed the case?
You need to call your Oakwood conveyancer. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Do lawyers ask for money up-front for my conveyancing in Oakwood?
If you are buying a property in Oakwood your solicitor will ask you put them with funds to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the Local Authority Search. When the down payment is as part of the purchase price then this will be needed shortly prior to contracts are exchanged. The final balance that is due should be sent to your lawyer a few days ahead of the completion date.
My apartment in Oakwood is up for sale and I have a purchaser. Will my property lawyer have to be required to be on the Lloyds conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
I happen to be the sole recipient of my late mum's will with all property in now in my sole name, including the house in Oakwood. The Oakwood property was put into my name in September. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation principally exists to pick up on subsales or the flipping of properties.
Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Oakwood conveyancing practitioners have been chosen. How long does it take for Yorkshire BS to forward the offer to the solicitor?
Some lenders take longer than others. Have Yorkshire BS done the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being difficult. The Oakwood solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
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At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Oakwood. Unlike many estate agents and brokerage sites we do not operate commission deals with solicitors. Many agents and online brokers 'recommend' the firm that pays the most per referral, not the best value conveyancing in Oakwood
What can I do to discover who is the owner of a property in Oakwood?
Provided the premises is recorded at HMLR, and you have the details of the address of the premises, you should be able to see details from the HMLR of the recorded proprietor for a fee.