I am obtaining a mortgage with Nat West. I would like to employ the services of a Licensed Conveyancer in Penn. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Are all Penn Conveyancing Quality Solicitors on the RBS conveyancing panel?
It is true that some banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We expect to receive a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Penn solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Penn solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being problematic. The Penn solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who handled the conveyancing in Penn 5 years ago no longer exist. Will I be able to sell the house?
In today’s world there are copies made of almost everything, and your solicitor should be aware exactly where to look for all the suitable documentation so you can purchase or dispose of your property without a hitch. Where duplicates are not available, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on your property.
I opted to have a survey done on a property in Penn prior to retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may not issue a loan on this type of premises.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Penn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Penn to see if the conveyancing will be more expensive.
My father-in-law has suggested that I appoint his conveyancers in Penn. Should I choose my own solicitor?
There are no two ways about it it’s preferable to select a conveyancing solicitor is to have feedback from friends or family who have actually previously instructed the conveyancer that you are are thinking of instructing.