My financial adviser has requested my Selsdon lawyer’ panel member for the Nationwide conveyancing panel. Can you suggest how I obtain this. I have contacted my local Selsdon branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Selsdon solicitor . They maintain a central record lender panel numbers.
We're in Selsdon, First timers buying with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer 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.
I am helping my step-mother sell her flat in Selsdon. Will the conveyancing solicitor arrange the EPC or it is for the seller to see to?
After the abolition of HIPs, EPC’s remained a compulsory element of moving house. An energy assessment should be commissioned before the property is advertised. This is not as aspect of the sale process that lawyers normally arrange. Where you are using a Selsdon conveyancing solicitor they might be able to arrange EPC’s due to their contacts with long established Selsdon providers
I have a mortgage with Skipton for my property in Selsdon. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
You must advise Skipton before letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.
I am selling my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being pedantic. The Selsdon solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
My colleague recommended that where I am purchasing in Selsdon I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Selsdon conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Selsdon around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Selsdon Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Selsdon.
Do I need to be suspicious by brokers that I am dealing with are recommending a web based conveyancing firm as opposed to a local Selsdon conveyancing company?
As is the case with many professional services, often referrals from family and friends can be most helpful. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and banks may recommend lawyers to select. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to choose your preferred lawyer. Don't forget that most lenders have an approved list of solicitors you have to use for the mortgage related work in your house move.
Are all Selsdon solicitors on every lender conveyancing panel?
You can use our search tool or you can pop into your high street bank branch in Selsdon. Chances are that they can recommend conveyancing solicitors in Selsdon