My mortgage broker has requested my Burwell lawyer’ panel reference for the Lloyds conveyancing panel. Can you suggest how I discover this. I have tried my local Burwell office but they cant find it on their system.
You are best placed to get this information from your Burwell property lawyer . They should have a central record lender panel numbers.
We're in Burwell, First time buyers buying with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We previously instructed conveyancing lawyers located in Burwell on the Bank of Ireland solicitor panel. They have just invoiced me a supplemental charge for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can levy a fee for this. The fee is not dictated by Bank of Ireland but by your Burwell solicitor. Numerous firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.
The formalities of my purchase has taken place for my property in Burwell. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Burwell solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial land in Burwell?
Many commercial conveyancing solicitors in Burwell will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Burwell. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Burwell.
For every commercial conveyancing transaction in Burwell it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Burwell commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Burwell.
Due to the input of my in-laws I had a survey completed on a house in Burwell ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders will not give a loan on such a house.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you e-mail us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Burwell. Conveyancing will be smoother if you use a solicitor in Burwell especially if they regularly deal with such properties in Burwell.