My IFA says he needs my Turvey lawyer’ panel member for the Nat West conveyancing panel. What is the best way to discover this. I have tried my local Turvey office but they have not responded to me.
The sensible thing to do is ask for this information from your Turvey solicitor . They should have a central record lender panel numbers.
I happen to be the single beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Turvey. The Turvey property was put into my name in September. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in September. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view banks take of it, depend on the lender as this obligation is chiefly there to capture the purchase and immediately sell or the flipping of properties.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Turvey solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Turvey postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Turvey.
After what feels like an age I have had an offer on an apartment in Turvey accepted, but there is a chain. The sellers have put an offer on somewhere, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a local conveyancing solicitor in Turvey. What do I do now? At what point do I apply for the mortgage with Leeds Building Society?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Turvey conveyancing search fees, etc). First, you must ensure that your lawyer is on the Leeds Building Society conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. During a buoyant market the majority of buyers will apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it comes back ok would they pay their lawyer to move forward with searches.
Will our solicitor be making enquiries regarding flooding during the conveyancing in Turvey.
The risk of flooding is if increasing concern for solicitors dealing with homes in Turvey. There are those who buy a house in Turvey, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a numerous searches that can be carried out by the buyer or by their conveyancers which will give them a better understanding of the risks in Turvey. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover if the premises has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the seller, then a purchaser could bring a compensation claim as a result of such an inaccurate answer. A purchaser’s conveyancers should also carry out an enviro search. This will higlight if there is any known flood risk. If so, additional inquiries should be carried out.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Turvey is where the house is located. Can you offer any assistance?
Flying freeholds in Turvey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Turvey you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Turvey may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it possible to swap solicitor as I have to instruct one who is on the Norwich and Peterborough Building Society conveyancing list. I instructed a family conveyancing solicitor in Turvey five minutes from me but she is not approved by Norwich and Peterborough Building Society
We will our best to assist in finding you a conveyancing solicitor in Turvey on the Norwich and Peterborough Building Society panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Turvey. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Turvey.
My lender have just issued us with a mortgage offer. We instructed a long established conveyancer in Turvey two days ago. A couple of hours ago, our mortgage adviser contacted us saying that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the lender had a say Is this legal?
You are at liberty to choose any property lawyer you wish to choose for your conveyancing in Turvey but if your mortgage company aren't happy with them you will have to pay an extra fee so the bank can retain their own conveyancer too. It may be possible your preferred conveyancing firm to get added to the bank panel. You can use online search facilities including lenderpanel.com to find a conveyancing solcitor in Turvey on the lender panel. You can go into your high street bank branch in Turvey. They can recommend conveyancing solicitors in Turvey on the panel for your lender.