My husband and I are buying a 2 bedroom apartment in Snettisham with a mortgage. We wish to retain our Snettisham solicitor, but the lender says he's not on their "panel". It appears that we have little option but to appoint one of the bank panel solicitors or continue with our Snettisham property lawyer as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to demand that the mortgage company use our Snettisham lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Snettisham conveyancing solicitor to apply to be on the conveyancing panel.
Finally the sale completed on my house in Snettisham last July yet the purchaser is e-mailing daily to moan that her conveyancer needs to hear from myconveyancer. What are the post completion sale formalities following completion?
After completion of your disposal your conveyancer is committed to forward the transfer documentation and all of the paperwork to the purchaser's lawyers. Where appropriate, your lawyer should also confirm that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion requirements just for conveyancing in Snettisham.
I am helping my step-mother sell her flat in Snettisham. Will the solicitor commission the energy assessment or it is for the seller to coordinate?
After the abolition of Home Packs, EPC’s was left as a mandatory part of moving house. An energy assessment needs to be commissioned before the property is marketed. This is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a Snettisham conveyancing practitioner they might help arrange energy performance certificates given their contacts with reputable local accredited person
I am planning to move property in January. Does my conveyancing solicitor update the removal company on the completion day. Incidentally, can you recommend a removal company in Snettisham. Conveyancing lawyer was organised prior to coming across this page.
On the afternoon of completion you will need to pick up the house keys from the property agent but this can only be done once the sellers lawyers inform the agent that they have the completion monies and the keys can be given over. Subsequently you will need to tell the removal men that you are ready to move in. We do not recommend a specific removal organisation but can assist you in locating a residential property solicitor in Snettisham or a lawyer with expertise in conveyancing in Snettisham.
Is it the case that all Snettisham CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved solicitors?
Some major lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. 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 firms wishing to remain on their approved list of firms.
Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial property in Snettisham?
Many commercial conveyancing solicitors in Snettisham will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Snettisham. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Snettisham.
For every commercial conveyancing transaction in Snettisham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Snettisham commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Snettisham.
I decided to have a survey done on a property in Snettisham in advance of appointing solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will refuse to issue a mortgage on such a property.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Snettisham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Snettisham to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing solicitor in Snettisham for my house move. Is it possible to see a firm’s complaints history with the legal regulator?
One can read presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.