My husband and I are hoping to purchase a flat in Shrivenham and are in fact using a Shrivenham conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. TSB have this evening contacted us to inform me that there is now an issue as our Shrivenham lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Shrivenham solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather use a high street conveyancing solicitor in Shrivenham?
Do check but the the likelihood is that allocate you one of their panel lawyers if you want the "fee-free" offer. Call the mortgage company and check if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Shrivenham.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Shrivenham?
Two types of professional can execute conveyancing in Shrivenham namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or purchase of property. Both are required to perform Shrivenham conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that all requirements and procedures should be accurately taken.
I have been told by my solicitor that lack of building regulations insurance is needed on my purchase. What is the level of cover for Shrivenham conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Shrivenham solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a house in Shrivenham? or Apparently there is a law dating back centuries that means some homeowners living in a parish church boundary may be liable to pay for maintenance to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Shrivenham?
Unless a prior acquisition of the property completed post 12 October 2013 you may take it that lawyers carrying out conveyancing in Shrivenham to continue to advocate a chancel search and or chancel repair liability policy.
I'm remortgaging my current property to a buy to let loan with Alliance & Leicester and I will use the rest of the raised equity towards further property. The area we are talking about is Shrivenham. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?
Make use of our search tool on this site to check that the conveyancers are approved by both banks. Having checked that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make apparent your desired outcome and requirements.
My husband and I are 18 days into a residential purchase having been directed to a firm by the selling agent to carry out the conveyancing in Shrivenham. I am not happy. Could you help me find new conveyancers?
They would have to be very bad in order to consider replacing them. Has your loan offer been issued? In the event that it has you need to make them aware of the new lawyer and get the offer are issued to the new lawyers. The solicitor ideally needs to be on the banks approved list to avoid escalating fees and complications. So that should be your first question of the new conveyancers. The find a solicitor tool can help you find a bank approved solicitor for your home move in Shrivenham