My lawyer in Tintern is not listed on the Santander Conveyancing Panel. Can I still use my prefered solicitor notwithstanding that they are excluded from the Santander approved list?
The limited options open to you here include:
- Complete the purchase with your existing Tintern solicitors but Santander will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing fees as well as result in frustration.
- Get an alternative practitioner to to deal with the purchase, remembering to check they are on the Santander panel
We had selected conveyancers with offices in Tintern on the Barclays solicitor approved list. They are now charging me a separate fee for handling the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not set by Barclays but by your Tintern property lawyer. Some firms on the Barclays panel will quote ’dealing with mortgage’ fee and others do not.
I am selling my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being pedantic. The Tintern solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Nottingham have agreed my mortgage in principle, my bid on a house in Tintern has been accepted, what are the next steps?
Your estate agent will need to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Telephone Nottingham or your financial adviser and finish off any relevant forms. Nottingham will appoint a valuer who will get in touch with the selling agent or vendor to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Nottingham will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Tintern.
Do commercial conveyancing searches disclose proposed roadworks that may affect a commercial premises in Tintern?
Many commercial conveyancing solicitors in Tintern will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Tintern. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tintern.
For each commercial conveyancing transaction in Tintern it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Tintern commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Tintern.
Are there restrictive covenants that are commonly identified during conveyancing in Tintern?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Tintern. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.