My lawyer in Westcliff On Sea is not listed on the Skipton Building Society Conveyancing Panel. Can I still retain my family solicitor even though they are excluded from the Skipton Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your existing Westcliff On Sea lawyers but Skipton Building Society will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges as well as cause frustration.
- Choose an alternative solicitor to to deal with the conveyancing, obviously checking they are on the Skipton Building Society panel
We previously appointed conveyancers locally in Westcliff On Sea on the Co-operative solicitor panel. They are now charging me a supplemental charge for handling the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The fee is not dictated by Co-operative but by your Westcliff On Sea conveyancer. Numerous firms on the Co-operative panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Nationwide. I assume I don't need a Westcliff On Sea solicitor on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I was told four weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Westcliff On Sea is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search tell me about the house we're buying in Westcliff On Sea?
Westcliff On Sea conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Searches UK The local search plays a central role in many a Westcliff On Sea conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Westcliff On Sea is the location of the property. Can you shed any light on this issue?
Flying freeholds in Westcliff On Sea are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westcliff On Sea you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westcliff On Sea may decide 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 property.
I have been advised by numerous property agents in Westcliff On Sea to find a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to promote your site over alternative conveyancing organisations?
We refuse to give any referral fee for sending work our way. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am thinking of appointing a conveyancing practitioner in Westcliff On Sea for my house move. Is there any facility to see a solicitor's complaints history with the legal regulator?
One can read documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.