We see that you have a post code search directory identifying law firms on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Shenley?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shenley.
My lawyer in Shenley is not on the The Royal Bank of Scotland Conveyancing Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the The Royal Bank of Scotland panel?
The limited options open to you here include:
- Complete the purchase with your existing Shenley lawyers but The Royal Bank of Scotland will need to instruct a solicitor on their list of acceptable firms. This will result in additional overall legal charges as well as cause delays.
- Find an alternative solicitor to act in the conveyancing, obviously checking they are Persuade your lawyer to use their best endeavours to join the The Royal Bank of Scotland conveyancing panel
When it comes to mortgage companies such as Principality, do Shenley solicitors face an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My wife and I have organised the release of further monies on our home loan from Bank of Ireland as we intend to carry out renovations to our house in Shenley. Do we need to select a nearby Shenley solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland would not normally appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
Nottingham have agreed my mortgage in principle, my offer on a house in Shenley has been accepted, what happens next?
Your property agent will wish to be advised as to your property lawyer's details (be sure the lawyers are on the bank’s approved list). Call up Nottingham or your financial adviser and finish off any outstanding documentation. Nottingham will sellect a valuer who will get in touch with the selling agent or seller to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. Nottingham 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 Shenley.
I am purchasing a house and the conveyancer has mentioned Chancel Repair to which the property may be obligated to pay as it falls into the area of such a church. She has suggested insurance. Is this strictly warranted for conveyancing in Shenley
Unless a previous purchase of the premises took place post 12 October 2013 you can expect conveyancing practitioners conducting conveyancing in Shenley to continue to advocate a chancel search and or chancel repair liability insurance.
What advice can you give us when it comes to appointing a Shenley conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Shenley conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Shenley conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
-
How experienced is the firm with lease extension legislation? What are the charges for lease extension work?
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Shenley conveyancing firm to act on my behalf?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to assess the price payable.
An example of a Lease Extension decision for a Shenley premises is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case was in relation to 1 flat. The unexpired term as at the valuation date was 71.73 years.
My wife and I are buying a studio flat in Shenley. When we first instructed solicitor, they told us that they were on all mainstream bank panels. The mortgage broker contacted us today to say that they are not on the Co-operative approved list. If it turns out to be true, what should we do? Do we just find a different conveyancing practitioner that is on their panel or do we cover the costs for dual representation, with Co-operative appointing their own preferred solicitor.
If you are acquiring a property needing a mortgage it is conventional for the buyer’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to fulfill. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should call Co-operative to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Co-operative's conveyancing panel and you may continue to use your own Shenley solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.