I have been referred to a conveyancing solicitor in Saffron Walden. I need to find out whether they are accepted on the Clydesdale approved list of lawyers. Could you or the lender confirm if they are on the panel?
The first thing you should do is contact the solicitor and ask them whether they are on the lender panel. Alternatively please call Clydesdale who may be able to assist.
Is it correct that all Saffron Walden CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We previously instructed conveyancing lawyers based in Saffron Walden on the Clydesdale solicitor approved list. They have just invoiced me a further fee for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not set by Clydesdale but by your Saffron Walden lawyer. Plenty of firms on the Clydesdale panel will levy ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Saffron Walden conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Just acquired a detached house in Saffron Walden , What is the estimated time for the Land Registry to record my proprietorship? My Saffron Walden conveyancing solicitor has been very slow, so I want to check that my purchase is registered.
As far as conveyancing in Saffron Walden registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry need to notify any other persons or bodies. As of today approximately three quarters of such applications are fully dealt with within two weeks but some can be subject to longer hold-ups. Registration occurs after the new owner has moved in to the premises thus an expedited registration is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.
How does conveyancing in Saffron Walden differ for new build properties?
Most buyers of new build residence in Saffron Walden come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Saffron Walden typically buy the land, 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 conveyancers 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 Saffron Walden or who has acted in the same development.
How simple is it to swap conveyancer as I need to instruct a firm on the HSBC Bank conveyancing panel. I had appointed a family conveyancing solicitor in Saffron Walden round the corner but he is not approved by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Saffron Walden on the HSBC Bank panel. Please note that the law firms that we list do not pay us fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Saffron Walden. In making use of search facility on this website, you can compare costs for conveyancing solicitors in Saffron Walden and throughout England and Wales.
My hope is to acquire a garden apartment in Saffron Walden. Conveyancing lawyer is awaiting, from the owner, building insurance schedule. This morning I was informed that the seller must forward the insurance schedule for the flat above also. Why does my conveyancer want to check the insurance for the other flat? Is it strictly required? We have been in hold for the last month…
It is not impossible in leasehold conveyancing in Saffron Walden to discover Conveyancing in Saffron Walden in a minority of cases reveals that the lease requires the tenant's to insure their individual flats as opposed to the freeholder insuring the entire building - which is clearly preferable. You should clarify with your conveyancing practitioner but it would seem that your conveyancer is looking to establish that the complete building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt as a result of lack of insurance cover.