My brother-in-law has suggested I instruct a conveyancing solicitor in Ruislip. I I am struggling to find out whether they are accepted on the Santander conveyancing panel. Can you advise?
You should phone the solicitor and ask them whether they can act for the bank. Otherwise you should get in touch with Santander who may be able to confirm.
Does a directory service exist listing Nottingham panel conveyancers in Ruislip on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings available over the internet. Where you are looking for a Ruislip solicitor on the Nottingham please make the most of our tool.
Last month we had a mortgage agreed in principle with Lloyds. Ruislip conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Lloyds?
Some lenders take longer than others. Have Lloyds completed the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being a right pain. The Ruislip solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
Should our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Ruislip.
Flooding is a growing risk for solicitors dealing with homes in Ruislip. There are those who acquire a house in Ruislip, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Ruislip. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the seller to discover if the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a buyer could bring a legal claim for losses as a result of such an incorrect answer. A buyer’s conveyancers will also commission an enviro search. This will reveal if there is any known flood risk. If so, further investigations will need to be conducted.
I am selling my house. My past solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Ruislip if that makes things easier.
Please use our search tool to help you find a solicitor for your conveyancing in Ruislip. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I am thinking of appointing a conveyancing solicitor in Ruislip for my house move. Is there any facility to check a solicitor's record with the profession’s regulator?
You may find presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA could recorded call for training purposes.
My 20yr old son is just in the process of moving home, he had his mortgage in principle. When the offer was accepted on house we contacted the mortgage institution to move forward with his. We were very surprised to learn that mortgage lenders do not accept all lawyer, they need to be on their approved list, is this right?
Banks normally imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Ruislip lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.