Unfortunately I am unable to travel far from Coven. Is there a reason why all Coven conveyancing practitioners aren't included on all lender panels?
Pre- 2008 most lenders exhibited an attitude to risk which is different than today. The financial regulator in 2010 conducted a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, mortgage companies have since soughtmore data from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Many law practices have been removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the minimum amount of transactions the mortgage companies set.
Can the conveyancing solicitors listed on your site conduct conveyancing in Coven by way of an attended exchange?
We do have a number of conveyancing specialists who can conduct attended exchanges. Do e-mail us to receive a costs illustration and details as to dates.
Are all Coven Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
A selection of banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
My wife and I are in the throws of looking at flats in Coven and I am about to put in an offer. Is it best to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with UBS.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are obtaining a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Coven solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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. You may wish to consider appointing your own Coven surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Due to the advice of my in-laws I had a survey completed on a property in Coven ahead of retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks will refuse to give a loan on this type of property.
It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Coven. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Coven to see if the conveyancing will be more expensive.
We're FTB’s - had an offer accepted, yet the property agent told us that the owners will only move forward if we appoint their chosen solicitors as they want an ‘expedited deal’. We would rather use a local solicitor who is familiar with conveyancing in Coven
We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Coven conveyancing lawyers - not the ones that will give the negotiator at the agency a kickback or meet his conveyancing figures pre-set by head office.