I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Chipping Campden. My lender is Chelsea Building Society

Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 17/11/2024, the requirements read as follows :

I happen to be the only recipient of my late grandmother’s estate and I have everything in my name now, including the house in Chipping Campden. The Chipping Campden property was put into my name in October. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the house in October. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view lenders take of it, depend on the lender as this requirement is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of properties.

Is it the case that all Chipping Campden CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing panel?

Some major lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

The formalities of my remortgage has taken place for my property in Chipping Campden. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who conducted the conveyancing in Chipping Campden 10 years ago have long since closed. What do I do?

As long as you have a registered title the information relating to your ownership will be retained by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your property and order up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.

My husband and I are novice buyers - agreed a price, but the estate agent has warned us that the seller will only go ahead if we use the agent's recommended conveyancers as they need an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Chipping Campden

It is unlikely the vendors are behind this. If they want ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Chipping Campden conveyancing firm - rather thanthose that will earn their negotiator at the agency a introducer fee or meet his conveyancing figures set by head office.

My 20yr old son is just in the process of moving house, the home loan was agreed last week in principle. One the seller agreed the offer on the flat we rang the bank to go forward with his. I was shocked to learn that mortgage companies do not accept all lawyer, they must be on their panel, is this legal?

Banks ordinarily restrict either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Chipping Campden conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.