We are buying a property and need a conveyancing solicitor in Bounds Green who is on the Co-operative solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Bounds Green.
I had intended to instruct a conveyancing solicitor in Bounds Green for our house move. Our broker has since advised us that our mortgage lenders Nottingham Building Society won't deal with them. Surely this is unduly restrictive?
Lenders normally imposes restrictions either the category or the amount of conveyancing firms on their member panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few lenders have decided to limit the number of solicitor practices they allow to act for them. You should note that Nottingham Building Society have no responsibility for the quality of advice provided by any member of Nottingham Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there are differing views regarding the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Bounds Green only execute very few conveyances a year.
Are all Bounds Green Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I am buying a property in Bounds Green. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is RBS your lawyer must comply with the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to RBS where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to Bounds Green.
Leeds Building Society have agreed my home loan in principle, my offer on a house in Bounds Green has been accepted, what happens next?
Your estate agent will wish to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Telephone Leeds Building Society or the financial adviser and finalise any appropriate documentation. Leeds Building Society will sellect a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Leeds Building Society will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bounds Green.
Just acquired a detached house in Bounds Green , What is the estimated time for the Land Registry to record my proprietorship? My Bounds Green conveyancing solicitor works at snail pace, so I want to be certain the post completion formalities are dealt with.
There is nothing unique when it comes to conveyancing in Bounds Green registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. Currently in the region of three quarters of submission are fully dealt with within 12 days but some can be subject to protracted delays. Registration takes place once the new owner has moved in to the property so 'speed' is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.
What are the specific benefits to choosing a local conveyancer in Bounds Green
Many buyers and sellers in Bounds Green choose a local conveyancer so that they can visit if they have questions, and to collect mortgage deeds rather than run the risk of depending on the post.
One could argue that there exists a slight benefit when selecting a lawyer local to the premises you are buying, due to the knowledge of the area and potential local issues - nevertheless this is debatable. Many conveyancers are now by way of email and may be practically anywhere.