My fiance and I are hoping to buy a home in St Annes Park and have instructed a St Annes Park conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Skipton Building Society have this afternoon contacted us to inform me that there is now an issue as our St Annes Park solicitor is not on their conveyancing panel. Please explain?
If you are buying a property with the assistance of a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own St Annes Park solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Would the conveyancing solicitors that are recommend conduct auction conveyancing in St Annes Park?
There are a number of auction practitioners we can connect you with those who can conduct auction conveyancing. St Annes Park is one of the many locations where our lawyers have a presence.
Why is leasehold purchase conveyancing in St Annes Park costs more?
St Annes Park leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Is it the case that all St Annes Park solicitor firms on the Barclays conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the SRA. Some lenders do list licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being difficult. The St Annes Park solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
Nottingham have agreed my home loan in principle, my bid on a property in St Annes Park has been agreed to, now what?
Your property agent will need to know who your solicitors are (make sure the conveyancers are on the bank’s panel). Call up Nottingham or the financial adviser and finalise any appropriate forms. Nottingham will instruct a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Nottingham will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Annes Park.
Me and myhusband and I are searching for a quality conveyancing lawyer in St Annes Park to purchase a apartment. I I am concerned about being overcharged but with so many St Annes Park conveyancing organisations to pick from...who's the best?
If you’ve never instructed a lawyer in the past, a personal recommendation via relatives or friends is a preferable starting point and is often the best gauge of quality. As an alternative option, consult the Law Society’s online directory of conveyancing solicitors in St Annes Park or use our search tool to choose a conveyancing lawyer in St Annes Park.