Much to our surprise we have been told by our financial adviser that my Tring the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be sure whether this is correct?
Your first step should be to contact your Tring conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
My property lawyer in Tring has never been on on the Santander Solicitor Panel. Is it possible for me to continue with my prefered solicitor even though they are excluded from the Santander list of approved lawyers?
The limited options open to you here include:
- Carry on with your preferred Tring lawyers but Santander will need to instruct a solicitor on their list of acceptable firms. This will result in additional total conveyancing fees as well as result in delays.
- Choose an alternative lawyer to to deal with the conveyancing, remembering to check they are on the Santander panel
Have just purchased a repossessed house at auction in Tring. Conveyancing is required. What are my next steps?
Having legally committed yourself to purchase you now have to instruct a conveyancing lawyer quickly as you are facing a pending a fixed date to complete the transaction. Every auction property will ordinarily have a corresponding legal set of papers. This will likely include evidence of title and search results. If you have purchased leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in place to complete on the on the contractual date .
I am selling my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being a right pain. The Tring solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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 have instructed a Tring property lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
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 Tring 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.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who did the conveyancing in Tring 5 years ago are no longer around. What do I do?
You no longer need to hold title original deeds to establish that you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
My partner and I are purchasing a garden flat in Tring. When we first instructed lawyer, they said that they were on all mainstream mortgage company panels. The mortgage broker contacted us yesterday to say that they are not on the Barclays approved list. If it turns out to be true, what should we do? Should we just find a different conveyancer that is on their approved list or should we cover the costs for dual representation, with Barclays appointing their own approved lawyer.
If you are purchasing a property requiring a mortgage it is normal for the purchaser’s lawyers to also act for the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to meet. Some mortgage companies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should call Barclays to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Barclays's conveyancing panel and you may continue to use your own Tring solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another solicitor into the mix.