I am selling my house in Southport and the EA has just text me to warn that the purchasers are changing their law firm. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. Why would a leading mortgage company only work with certain law firms rather the firm that they want to choose to handle their conveyancing in Southport ?
Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
I am hoping to move into my new home in Southport next Monday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Southport.
We are planning to move house in March. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Southport. Conveyancing firm was found before I stumbled across your website.
On the day of completion you can pick up the house keys from the estate agent but this should only happen once the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. After that you should inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you locate a conveyancing in Southport or a lawyer with expertise in conveyancing in Southport.
We have agreed to purchase a house in Southport. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
As your lender is Clydesdale your lawyer must comply with the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Clydesdale where a lease does not meet these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Southport.
We expect to receive a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Southport solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Southport solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I need some quick conveyancing in Southport as I am faced with a deadline to sign on the dotted line in less than one month. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to have searches conducted although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Southport the following are instances of issues that can crop up and adversely affect market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who dealt with the conveyancing in Southport 10 years ago are no longer around. What are my options?
Gone are the days when you need to hold title original deeds to prove you own the land or property, as the Land Registry hold details of all registered land or property electronically.
My brother has suggested that I appoint his lawyers for conveyancing in Southport. Should I use them?
No doubt it’s preferable to select a conveyancing solicitor is to have referrals from friends or relatives who have actually previously instructed the solicitor you're considering.