My wife and I are intent on purchasing property in Desborough. My property lawyer is not on the bank conveyancing panel. Am I still permitted to appoint my Desborough conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
Various options include
- Carry on with your existing Desborough conveyancer but your mortgage company will undoubtedly retain a solicitor from their approved panel. The net result is additional charges together with potential delay.
- Appoint a fresh solicitor to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Convince your solicitor to do everything within their powers to join the lender’s conveyancing panel
The Desborough conveyancing firm handling our Desborough conveyancing has uncovered an inconsistency when comparing the assumptions in the home valuation survey and what is in the title deeds. My solicitor says that he must ensure that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Are all Desborough Conveyancing Quality Solicitors on the RBS conveyancing list of approved solicitors?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
Can I be sure that the Desborough conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Desborough seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your transaction.
We expect to receive a AIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Desborough solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Desborough solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I have been told that property searches are a common reason for obstruction in Desborough conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Desborough.
Are there restrictive covenants that are commonly identified as part of conveyancing in Desborough?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Desborough. 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…’