Is the fact that my solicitor in Thames View is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Thames View conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I have todaybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Thames View for a purchase of a freehold house 9 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Thames View conveyancing specialists.
About to purchase a new build apartment in Thames View. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Thames View
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I decided to have a survey carried out on a house in Thames View ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders may not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Thames View. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm refinancing my primary house to a buy to let mortgage with Birmingham Midshires and I will use the ballance of the raised equity as a down payment on further house. The neighborhood we are interested in is Thames View. 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 page to check that the solicitors are approved by both banks. Assuming that they are the conveyancer should be able to connect the two transactions but you should have a chat with you lawyer and communicate your expectations and needs.
My wife and I are buying a garden flat in Thames View. When we first instructed conveyancer, they assured us that they were on all major UK mortgage company panels. The mortgage broker contacted us today to advise that they don't seem to be on the Yorkshire BS approved list. If it turns out to be true, what should we do? Should we simply choose a different conveyancer that is on their panel or do we pay for separate representation, with Yorkshire BS selecting their own approved property lawyer.
If you are purchasing a property requiring a mortgage it is conventional for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to meet. Some mortgage companies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should call Yorkshire BS 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 Yorkshire BS's conveyancing panel as you are at liberty to use your preferred Thames View lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.