My husband and I are hoping to acquire a home in Ripponden and have instructed a Ripponden conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Lloyds TSB Bank have this evening contacted us to advise us that they have now hit a problem as our Ripponden conveyancer is not on their conveyancing panel. What do we do from here?
Where you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. 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 Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Ripponden lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Finally the sale completed on my house in Ripponden last August yet the purchaser is telephoning every few hours to say his lawyer needs to hear from mine. What should have happened following completion?
Post completion of your house sale your solicitor is committed to deliver the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer should also send confirmation that the home loan has been paid off to the buyers conveyancers. There is unlikely to be post completion requirements unique to conveyancing in Ripponden.
Do the Building Society Association intend to launch a searchable register to list law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Ripponden?
We have not been informed any intention on the part of the BSA to promote such a register.
I am due to move house in January. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you recommend a removal company in Ripponden. Conveyancing firm was found before I stumbled across this website.
On the day of completion you will need to pick up the keys from the selling agent however this should only happen when the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Ripponden or a legal practice that specialises in conveyancing in Ripponden.
Intending to buy a house in Ripponden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ripponden conveyancing practitioner is on the UBS conveyancing panel.
I have instructed a Ripponden solicitor having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ripponden surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a new build apartment in Ripponden. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ripponden
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There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.
Due to the encouragement of my in-laws I had a survey completed on a house in Ripponden before instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may not issue a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ripponden. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ripponden to see if the conveyancing costs will increase in light of this.