I am expecting a mortgage offer from Lloyds. I would like to retain the legal services of a Licensed Conveyancer in Pinnerwood Park. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

When it comes to mortgage companies such as HSBC, do Pinnerwood Park conveyancers incur a yearly amount to be on the list of approved solicitors?

We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

We are getting the release of further funds on our mortgage from Clydesdale as we wish to carry out renovations to our property in Pinnerwood Park. Do we need to select a high street Pinnerwood Park solicitor on the Clydesdale conveyancing panel to handle the paperwork?

Clydesdale do not ordinarily instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.

I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being difficult. The Pinnerwood Park solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.

I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Pinnerwood Park? or Apparently there is historic law that means some house owners living in a parish church boundary may be liable to pay for maintenance towards the chancel in proximity to the church. Is this applicable for conveyancing in Pinnerwood Park?

Unless a previous acquisition of the premises completed post 12 October 2013 you could expect lawyers handling conveyancing in Pinnerwood Park to continue to advocate a chancel search and or insurance against a claim.

Just had an offer accepted on a new build flat in Pinnerwood Park. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Pinnerwood Park

Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I have been recommended by three or four local selling agents in Pinnerwood Park to find a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to offer your services over and above another?

We refuse to give any commission for directing people to this site. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.