My husband and I are looking to buy a property in Southborough and have appointed a Southborough conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Leeds Building Society have this afternoon contacted us to inform me that there is now an issue as our Southborough lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is standard for the purchasers' solicitors to also represent 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 mortgage company 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 are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Southborough solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Southborough. The vast majority the appartments have already been sold. Is it really necessary to order local searches as part of conveyancing in Southborough?
You would be opening yourself up to an unnecessary risk in not carrying out Southborough conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that your lawyer conducts them. Where accelerating the process and driving down costs are top of your concerns you should discuss with your solicitor about the options such as indemnity insurance available to you
We are buying a property and need a conveyancing solicitor in Southborough who is on the Clydesdale conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Southborough.
We are due to move property in March. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Southborough. Conveyancing firm was organised prior to coming across your site.
On the day of completion you will need to pick up the house keys from your selling agent but this can only take place when the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. You will need to tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you choose a conveyancing in Southborough or a solicitor that specialises in conveyancing in Southborough.
I am selling my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being pedantic. The Southborough solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Our offer on a house in Southborough has been accepted, but there is a chain. The vendors have put an offer on a property, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Southborough. What do I do now? At what stage should I apply for the mortgage with UBS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then valuation, Southborough conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the UBS approved list. Concerning the next phase this very much depends on the circumstances of your case, motivation for this property and on the state of the market. During a rising market some buyers will apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they request their property lawyer to press on with searches.
I decided to have a survey completed on a house in Southborough before instructing solicitors. I have been advised that there is a flying freehold element to the property. The surveyor has said that some lenders tend refuse to grant a loan on such a home.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to telephone us we can check 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 Southborough. Conveyancing will be smoother if you use a solicitor in Southborough especially if they are acquainted with such properties in Southborough.
A licensed conveyancer acted on my conveyancing in Southborough half a dozen years ago having archived my title documents but has now closed – What can I do to retreive them?
Deeds, as such, no longer exist as the majority of properties in Southborough are registered digitally at Land Registry. Should you need to establish ownership or are selling or refinancing your conveyancer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.