I was told yesterday by my broker that my Boscombe property lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?
The sensible course of action for you to take is to contact your Boscombe conveyancer. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
It is a dozen years since I bought my property in Boscombe. Conveyancing solicitors have just been appointed on the sale but I can't locate my title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the lender or they could be in the possession of the lawyers who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Boscombe relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
Is there a list of HSBC panel solicitors in Boscombe on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few banks make their panel listings visible over the internet. Where you are seeking to appoint a Boscombe property lawyer on the HSBC please use our facility.
I'm at the point of viewing houses in Boscombe and I am now considering a potential offer. Should I already have a property lawyer appointed at this stage? I will be getting a home loan with Santander.
You should start requesting 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 details on to the selling agent. Given that you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Boscombe solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine 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.
It has been three months since my purchase conveyancing in Boscombe took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I use the search tool to get a costs illustration from a conveyancing practitioner in Boscombe on the authorised to act for my bank?
First pick a lender such as Lloyds TSB Bank, Coventry Building Society or Britannia then choose your location e.g. Boscombe. Conveyancing organisations in Boscombe and further afield should be shown.