How up to date is your database of West Green solicitors on the Co-operative conveyancing panel? Do Co-operative send you an updated list?
West Green conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
My husband and I are hoping to buy a purpose built flat in West Green with a residential mortgage from The Royal Bank of Scotland.We like our West Green conveyancing lawyer but The Royal Bank of Scotland informed us he's not listed on their "panel". We have to appoint a The Royal Bank of Scotland panel lawyer or keep our high street solicitor and pay for a The Royal Bank of Scotland panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you contains various provisions, a common one being that lawyers will be on the The Royal Bank of Scotland solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland
I am being advised by my conveyancer that defective lease insurance is needed on my purchase. What is the level of cover for West Green conveyancing?
The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
We expect to receive a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any West Green solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint West Green 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.
The mortgage over my property is with Aldermore for my property in West Green. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
You must advise Aldermore in advance of renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.
I got the keys to my home on 14 July and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in West Green advises it would be registered in a couple of weeks. Are titles in West Green uniquely lengthy to register?
There is nothing unique about conveyancing in West Green registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether there are errors and whether the Land registry have to notify any other persons or bodies. As of today roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to longer delays. Historically registration takes place after the purchaser is living at the property thus an expedited registration is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
What does commercial conveyancing in West Green cover?
West Green conveyancing for business premises covers a wide array of advice, provided by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.