I am in the throes of transferring my current residential home loan to a BTL Bank of Scotland mortgage. I was told by my financial advisor that I require a lawyer as part of the process. I had a chat my past Birkenhead conveyancing firm who dealt with the legals when I initially acquired the house. The quote sent of £550 has taken me by surprise as its a refinance than a sale or purchase.
The charges are a tad high. If you you were to look around you could reduce the fees marginally by say £125. That being said, providing that you were content with the assistance the firm offered you mightcome to rue opting for an an unknown conveyancer. Remember to be sure that the solicitor can also act for Bank of Scotland. You can utilise our search tool to get a quote a Birkenhead conveyancing firm on the Bank of Scotland conveyancing panel, which can often include conveyancing solicitors in Birkenhead.
Please help. My Birkenhead conveyancer is informing me me that he has toapply for Birkenhead conveyancing searches due to the fact thatthe firm are on the Virgin Moneysolicitor panel. Do I not have any options here?
You have limited options available to you. As you are obtaining a home loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Birkenhead conveyancing searches.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Birkenhead so that I can attend their offices if required.
As opposed to 12 years ago, almost all banks no longer need their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to provide ID documents and there are still manifest benefits to instructing a locally based solicitor, in your situation a conveyancing solicitor in Birkenhead.
Is it correct that all Birkenhead CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved firms?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I am selling my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being difficult. The Birkenhead solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
After shopping around on the internet I have found a Birkenhead solicitor having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Birkenhead postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Birkenhead.
Given that I will soon spend hundreds of thousands of pounds on a garden flat in Birkenhead I would like to have a conversation with the solicitor about myconveyancing prior to appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your property ownership legalities in Birkenhead.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Birkenhead should be the amount on the final invoice that you end up paying.