I was told recently by my estate agent that my Woodborough the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to be sure that this is correct?
You need to call your Woodborough lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Woodborough conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
There is no definitive answer here. Have Yorkshire BS completed the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The Woodborough solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
I have instructed a Woodborough solicitor having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Woodborough postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Woodborough.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Woodborough I like with open areas and transport links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Woodborough for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years will likely be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
My husband and I are FTB’s - agreed a price, yet the agent advised that the owners will only issue a contract if we use their recommended solicitors as they need a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in Woodborough
It is unlikely the owners are driving this. If they want ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to instruct your own,trusted Woodborough conveyancing lawyers - as opposed tothose that will give the negotiator at the agency a kickback or achieve conveyancing thresholds set by senior management.
What are my options where I am unhappy with the property lawyer who handled our conveyancing in Woodborough?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that sometimes matters do not go as planned. However there is recourse where you were unhappy with your conveyancing in Woodborough. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.