Am I correct in assuming that the fact that my conveyancer in Whetstone is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Whetstone conveyancing firm and ask them why they are no longer on the approved list for your lender.
Please help. My Whetstone conveyancer is assuring me that he is legally obliged toorder Whetstone conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Is my solicitor right?
You have limited options available to you. As you are obtaining a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Whetstone conveyancing searches.
Is it the case that all Whetstone CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
Completion of my remortgage has taken place for my property in Whetstone. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
About to purchase apartment in Whetstone. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whetstone conveyancing practitioner is on the Skipton conveyancing panel.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Whetstone? or Apparently there is a law dating back centuries that means some homeowners living in a parish church boundary will be compelled to pay for repairs towards the chancel in proximity to the church. Is this suitable for conveyancing in Whetstone?
Unless a previous purchase of the premises completed post 12 October 2013 you may expect solicitors conducting conveyancing in Whetstone to remain encouraging a chancel search and or chancel repair liability insurance.
My wife and I own a 4 bedroom Georgian house in Whetstone. Conveyancing solicitor represented me and Skipton Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whetstone and other locations in 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 purchasers. You can also check the position with your conveyancing solicitor who conducted the conveyancing.
I am buying a new build flat in Whetstone. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Whetstone
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?