We're in Seaview, First timers buying with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We had instructed conveyancing lawyers with offices in Seaview on the Bank of Ireland solicitor approved list. They have just invoiced me an additional fee for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. The fee is not set by Bank of Ireland but by your Seaview conveyancer. Numerous firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being pedantic. The Seaview solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Virgin Money have agreed my home loan in principle, my bid on a flat in Seaview has been accepted, what happens next?
Your property agent will need to be advised as to your conveyancing practitioner's details (be sure the lawyers are on the bank’s approved list). Contact Virgin Money or the broker and finish off any appropriate documentation. Virgin Money will instruct a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Virgin Money will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Seaview.
I have been on the look out for a ground for flat up to £305k and found one close by in Seaview I like with amenity areas and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Seaview for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage that many years may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
I have been advised by a few property agents in Seaview to get a quote from a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to offer your services over and above alternative conveyancing organisations?
We don’t make any referral fee for directing people to this site. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am 18 days into a freehold purchase having been referred to conveyancers by the local agent to handle our conveyancing in Seaview. I am not happy. Can you help me find new solicitors?
They would need to be really bad to suggest diss instructing them. Has your mortgage offer been issued? If so you must make them aware of the new contact details and get the mortgage documents are re-issued. Your conveyancer should be on the lenders approved list to avoid added fees and delays. That should be your first question of the new conveyancers. Our search tool will help you find a bank approved conveyancer for your conveyancing in Seaview
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.