Can the conveyancing solicitors that you recommend carry out conveyancing in Pagham by way of an attended exchange?
There are a few conveyancing experts carrying out 24hr exchanges. Please call us to obtain a costs illustration and details as to dates.
We intend to purchase a 2 bedroom flat in Pagham with a residential mortgage from Bank of Scotland.We use our Pagham conveyancing lawyer but Bank of Scotland says he's not listed on their approved list of firms. we are left little option but to use a Bank of Scotland panel solicitor or keep our high street solicitor and pay for a Bank of Scotland panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan offered to you is subject to its various provisions, a common one being that solicitors must be on the Bank of Scotland approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Scotland
We have a mortgage agreed in principle with Kent Reliance. Pagham conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
Some lenders take longer than others. Have Kent Reliance completed the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Nationwide. I assume I don't need a Pagham solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being problematic. The Pagham solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
How does conveyancing in Pagham differ for new build properties?
Most buyers of new build residence in Pagham approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in Pagham usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pagham or who has acted in the same development.
I am thinking of appointing a conveyancing lawyer in Pagham for my purchase. Is there any facility to check a solicitor's record with the profession’s regulator?
You can find documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.
We are looking to acquire a repression house in Pagham and the vendor require completion inside a month. Can a conveyancer complete in this timeframe? Would it be better to instruct a high street Pagham firm or an online organisation that professes to complete quickly?
Attend your Pagham high street. Pop in to a couple of companies and ask to see a conveyancing solicitor for an estimate. Set out your needs and try and obtain assurances on speed. Choose the firm that appears most trustworthy. Make sure to choose a conveyancer on the list of property lawyers acceptable to your lender.