Me and my fiance are intending to buy a 3 bedroom apartment in Godmanchester with a mortgage. We have a Godmanchester lawyer, but the mortgage company advise he's not on their "panel". It seems we have little choice but to appoint one of the lender panel firms or keep our Godmanchester solicitor and pay for one of their panel firms to represent them. This feels very unfair; can we not require that the bank use our Godmanchester property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Godmanchester conveyancing solicitor to apply to be on the conveyancing panel.
My aunt passed away last year and as sole heir and executor I was left the property in Godmanchester. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
If you intend to refinance then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Bank of Ireland, do Godmanchester conveyancing practitioners face a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Two weeks ago we had a mortgage agreed in principle with RBS. Godmanchester conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS completed the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being difficult. The Godmanchester solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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 am downsizing from our house in Godmanchester and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Godmanchester. Having lived in Godmanchester for 5 years we know of no issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Taking into account that I am about to spend £400,000 on a garden flat in Godmanchester I would like to talk to a conveyancer about myhome move ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your conveyancing in Godmanchester.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Godmanchester should be the amount on the final invoice that you end up paying.