Am I correct in assuming that the fact that my solicitor in Chadderton is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 contact the Chadderton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am buying a house without a mortgage in Chadderton. I have been living for the previous dozen years in Chadderton. Conveyancing searches are a lot of money. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Chadderton conveyancing searches are at your discretion. Your solicitor will 'advise', perhaps strongly, that you should have searches completed, but he has a professional duty to take that path of encouragement . One thing to take into account; if you are going to dispose of the house in the future, it could be of importance to your future buyer what the searches disclose. There are plenty of instances where properties with day to day issues can still throw up adverse search results. A good conveyancing solicitor in Chadderton should be able to give you some sensible advice concerning this.
What does my ID and proof of funds have anything to do with my conveyancing in Chadderton? What am I being asked for?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Client Care letter that you need to sign will no doubt reaffirm this. Your lender will also require certain documents to be viewed. Where you refuse to hand over identification documents, your lawyer would not be able to act for you.
The mortgage over my property is with TSB for my property in Chadderton. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
You must advise TSB in advance of letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.
I am selling my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being a right pain. The Chadderton solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
At last I have had an offer on an apartment in Chadderton agreed to, the sellers do nevertheless have a connected purchase. The vendors have put an offer on a flat, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a high street conveyancing solicitor in Chadderton. What do I do now? When should I get the mortgage application with Yorkshire BS started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then survey, Chadderton conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Yorkshire BS approved list. As to the subsequent phase this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a rising market the majority of buyers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Chadderton.
I need some expedited conveyancing in Chadderton as I have an ultimatum to sign on the dotted line in less than 2 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not getting a home loan you are at free not to have searches carried out although no solicitor would advise that you don't. With lots of history conveyancing in Chadderton the following are instances of issues that can arise and adversely impact market value: Enforcement Notices, Overdue Fees, Outstanding Grants, Railway Schemes,...