It has come to my attention via my mortgage adviser that my Heath lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to contact your Heath lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may be able to suggest a Heath conveyancing firm that is on the conveyancing panel for your mortgage company.
I am in a contract race with another buyer for a property in Heath. What can I do to speed up matters?
First, If the seller is applying time constraints for your conveyancing it is advisable to make sure that your conveyancer is familiar with the area as they will have local relationships and knowledge. It is possible that they may have handled previousproperties in the same road. You would be best advised to use a Heath conveyancing firm. Second, check that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that 18% of Heath conveyancing deals are held up or derailed after discovering a buyer’s lawyer was not on their banks panel. This can often result in the home move being held up by as much as 21 days. It is claimed that this issue affects in the region of one hundred thousand home sales every year. Almost all Heath conveyancing practices can not represent certain mortgage companies so do check as early as possible.
I am assisting my niece sell her property in Heath. Will the conveyancing solicitor commission the EPC or it is for me to coordinate?
Following the abolition of Home Information Packs, EPC’s was maintained a required element of moving house. An energy assessment needs to be commissioned before the property is put on the market. It is not a task that conveyancers ordinarily arrange. Where you are using a Heath conveyancing solicitor they might be able to arrange EPC’s given their contacts with long established local providers
Can you help - my lawyer advises that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Heath?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
We have agreed to purchase a house in Heath. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?
As you are obtaining a mortgage with Virgin Money your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Virgin Money where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties countrywide and is not restricted to Heath.
How does conveyancing in Heath differ for newly converted properties?
Most buyers of new build or newly converted property in Heath approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because developers in Heath typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Heath or who has acted in the same development.
I have been recommended by a few estate agents in Heath to find a conveyancer using your seach tool. Is there a financial upside for Estate Agents to promote your lawyers ahead of alternative conveyancing organisations?
We don’t make any referral fee for sending work in our direction. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.