My fiance and I are buying an apartment in Romsey. My property lawyer is not on the lender conveyancing panel. Can I still continue with my Romsey conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?
You have a couple of choices available to you here
- Proceed with your preferred Romsey conveyancing practitioner but your lender will undoubtedly retain a lawyer on their approved list. This will result in additional cost together with potential interruption.
- Choose a fresh property lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
- Convince your lawyer to pull out all the stops to get accepted on the mortgage company panel of solicitors
Can you help? My Romsey conveyancer is informing me me that he is legally obliged toorder Romsey conveyancing searches asthe firm are on the Nat Westsolicitor panel. Is my lawyer right?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Romsey conveyancing searches.
I am helping my niece sell her property in Romsey. Will the conveyancer arrange the EPC or should I organise this?
Following the demise of Home Packs, energy performance certificates was kept a compulsory component of selling a property. An EPC must be commissioned in advance of the property being advertised. It is not a task that solicitors normally organise. If you are using a Romsey conveyancing lawyer they may be willing to arrange energy performance certificates given their contacts with reputable local energy assessors
I am selling my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being a right pain. The Romsey solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Intending to buy a house in Romsey. 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 Lloyds 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 Romsey conveyancing practitioner is on the Lloyds conveyancing panel.
Various internet forums that I have visited warn that are the primary cause of obstruction in Romsey conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Romsey.
I am purchasing a new build house in Romsey benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my conveyancer about this deal as it would jeopardize my mortgage with Virgin Money. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the will of my grandfather I am selling a residence in Cardiff but live in Romsey. My conveyancer (approximately 235 kilometers awayneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Romsey to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Romsey