My husband and I are planning to acquire a home in Dickens Heath and have appointed a Dickens Heath conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays Direct have this morning contacted us to inform me that they have now hit a problem as our Dickens Heath solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Dickens Heath lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
What is the best way to check that the solicitor conducting my conveyancing in Dickens Heath is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus spending £175.00 in another set of legal invoice.
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type ‘Dickens Heath’ or your location and you will see a number of lawyer based in Dickens Heath or nearest you.
How can we know in advance if a Dickens Heath conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Dickens Heath getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your transaction.
I am purchasing a property in Dickens Heath. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
As your lender is Co-operative your lawyer must check the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Dickens Heath.
I have paid off my mortgage with UBS. I assume I don't need a Dickens Heath property lawyer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
What does a local search inform me concerning the house I am purchasing in Dickens Heath?
Dickens Heath conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search is essential in every Dickens Heath conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I need to appoint a conveyancing solicitor for sale conveyancing in Dickens Heath. I have stumble upon a site which appears to be the ideal answer If it is possible to get all this stuff done via web that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?