I am not in a position to travel far from Blackwood. Is there a reason why all Blackwood solicitors are not on all lender panels?
Pre- 2008 most banks demonstrated an approach to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Accordingly, lenders have since soughtmore data from law firms concerning their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum amount of transactions the mortgage companies insisted on.
Are the Blackwood conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?
Blackwood conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
We have agreed to purchase a house in Blackwood. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with HSBC your lawyer must comply with the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease does not meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Blackwood.
I am expecting a DIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Blackwood solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Blackwood solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I'm in the throws of viewing apartments in Blackwood and I am now considering a potential offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Lloyds.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are taking out a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need this when acquiring a house in Blackwood? or I am told that there is an ancient law that could mean that owners of property residing in a parish church boundary will be compelled to contribute towards maintenance to the chancel within the church. Is this a legitimate concern for conveyancing in Blackwood?
Unless a previous purchase of the premises completed after 12 October 2013 you could take it that conveyancing practitioners carrying out conveyancing in Blackwood to remain encouraging a chancel search and or insurance against a claim.
I have recentlydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Blackwood for a purchase of a leasehold flat 9 months ago. How can I check that my home is in my name in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Blackwood conveyancing specialists.