I am obtaining a offer of a home loan from Halifax. I intend to use a Licensed Conveyancer in Walkden. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My flat in Walkden is up for sale and I have a purchaser. Does my conveyancing practitioner have to be on the Yorkshire BS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
I am selling my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The Walkden solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I was told three weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Walkden is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have finally had an offer on a flat in Walkden accepted, the owners do however have an associated purchase. The owners have offered on somewhere, but it’s not been accepted yet, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Walkden. What should be my next step? At what stage do I apply for the mortgage with Virgin Money?
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 in the region of £1k, then survey, Walkden conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Virgin Money approved list. As to the subsequent phase this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. During a hot market many purchasers would apply for the mortgage with Virgin Money and arrange for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Walkden.
I need some quick conveyancing in Walkden as I am faced with pressure to sign on the dotted line inside 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you are at liberty not to have searches carried out although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Walkden the following are instances of what can arise and adversely affect market value: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
How does conveyancing in Walkden differ for new build properties?
Most buyers of new build premises in Walkden contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because builders in Walkden usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Walkden or who has acted in the same development.
Should I be concerned by 3rd parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street Walkden conveyancing company?
As with many service providers, often referrals from family and friends can be extremely useful or valuable. Yet there are numerous people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all suggest conveyancers to use. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the right to select your preferred lawyer. You need to be aware that many mortgage providers specify a panel list of lawyers you are obliged to use for the mortgage aspect of your house move.