Much to our surprise we have been told by our mortgage adviser that my Boroughbridge property lawyer is not on the bank Conveyancing panel. What can I do to be sure whether this is correct?
You need to contact your Boroughbridge lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Me and my partner are soon to complete buying a house in Boroughbridge but as a result of wreckage from the recent storms I have managed to agree compensation from the seller of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of a side agreement however Bank of Ireland are not allowing this. Why were they informed?
Your conveyancer being on a Bank of Ireland approved list is obliged to inform Bank of Ireland of any variations to the purchase price. If you were to refuse your conveyancing practitioner to report the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancer for your conveyancing in Boroughbridge.
We are planning to move property in January. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you put forward a removal company in Boroughbridge. Conveyancing firm was chosen prior to coming across your site.
On the afternoon of completion you will need to pick up the house keys from your property agent but this can only happen once the vendors conveyancers inform the agent that the monies to complete are in and the keys can be released. Subsequently you can tell the removal men that you are ready to move in. We are not in a position to recommend a specific removal organisation but can assist you in locating a residential property solicitor in Boroughbridge or a lawyer with expertise in conveyancing in Boroughbridge.
I have been advised by my conveyancer that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Boroughbridge?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
Is it the case that all Boroughbridge solicitors on the Coventry BS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
I used Wolstenholmes several years past for my conveyancing in Boroughbridge. I now require my file however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Boroughbridge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Me and my husband have just had an offer agreed on a property and had meeting on Friday with Leeds Building Society for the mortgage. They warned me that when it comes to appointing a property lawyer that unless they are on their approved panel of property lawyers then we will have to pay out an additional fee of £200. This is because they would then have to appoint a solicitor to act on their behalf in addition to the one we select for ourselves and we are liable for their fees. I have requested Leeds Building Society to supply me with a list so I can request estimates only from their approved conveyancers but was told that I need to check with each individual conveyancer to see if they are on the panel. Is their an easier way of going about this?
You can enquire of Leeds Building Society what their panel criteria is for a solicitor.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for Leeds Building Society historically. Where the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to make use of our search facility and we should be able to locate a conveyancing practitioner in Boroughbridge on the approved list for Leeds Building Society.