I am obtaining a mortgage with Lloyds. I intend to instruct a Licensed Conveyancer in Romsley. Does the Lloyds Solicitor panel include conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I have given 2 months notice to my existing landlord and have to vacate my rented apartment in Romsley by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in 4 weeks as I wish to avoid having to move into short term accommodation?
Generally one should not serve notice for your letting unless exchange of contracts has taken place. If you have not previously done so, notify to your conveyancer and ask them to they seek the assistance the sellers solicitors, try to an agreed time frame that all parties will aim to achieve
Completed the sale of my flat in Romsley last June but the buyer keeps SMS messaging daily complaining that his solicitor needs to hear from myconveyancer. What should have happened now that I have sold?
Following your sale your solicitor should send the transfer documentation and all supplemental paperwork to the purchaser's lawyers. If applicable, your conveyancer must also confirm that the mortgage has been paid off to the purchasers conveyancers. There is unlikely to be post completion steps specific conveyancing in Romsley.
Are all Romsley Conveyancing Quality Solicitors on the RBS conveyancing list of approved practices?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I am buying a property in Romsley. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Barclays your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Barclays where a lease fails to comply with these specifications. The conditions relate to the installation of panels on properties nationwide and is not restricted to Romsley.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Romsley solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 Romsley 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 have been told that property searches are the primary reason for obstruction in Romsley conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Romsley.
I own a renovated Victorian house in Romsley. Conveyancing lawyer acted for me and Virgin Money. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Romsley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who conducted the purchase.