I am nearing exchange of contracts for my house in Westbury On Trym and the estate agent has just called to advise that the purchasers are switching conveyancer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a major lender only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Westbury On Trym ?
Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks justify this action to a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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 buyers are not going to have any sway in the decision.
My partner and I are purchasing our first house. Our conveyancer has e-mailedto see if we wish to take out extra conveyancing searches. As novices we have no idea as to what's needed for conveyancing in Westbury On Trym
The range of Westbury On Trym conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you properly comprehend what information each search could give you. You may then make a decision if you personally think you need that search. Where you are unclear, ask the property lawyer to offer guidance.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Westbury On Trym?
There are two types of lawyers who can execute conveyancing in Westbury On Trym namely licenced conveyancers or solicitors. The two can handle the legal services that required to complete the disposal or acquisition of property. Both are obliged to carry out Westbury On Trym conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that all necessary procedures should be suitably attended to.
My partner and I have organised a further advance on our mortgage from Nottingham as we want to conduct renovations to our home in Westbury On Trym. Do we need to choose a local Westbury On Trym solicitor on the Nottingham conveyancing panel to handle the paperwork?
Nottingham would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Westbury On Trym solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
My wife and I purchased a 4 bedroom Victorian house in Westbury On Trym. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Westbury On Trym and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
I need to retain a conveyancing solicitor for freehold conveyancing in Westbury On Trym. I've chance upon a site which looks to be the ideal solution If it is possible to get all the legals completed via email that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I pay a maintenance contribution for my property in Westbury On Trym. As a result of poor financial planning I slipped behind with remittance. The managing agents agreed a payment schedule but there is still three thousand pounds due in arrears.
I now wish to dispose of the property and I am panicking this will hold me back if I have to pay off the amount due now. Do I have to settle before - is this viable?
You should speak with the property lawyer handling your Westbury On Trym conveyancing but one option could be to agree for the arrears to be transferred to the purchasers. The sale price due would be adjusted to reflect the amount of debt they take on. They would then pay the arrears once they are the owners.