Please help. My Cheshire solicitor is informing me me that he has toorder Cheshire conveyancing searches asthe firm are on the Santandersolicitor panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Cheshire conveyancing searches.
We are purchasing a house and need a conveyancing solicitor in Cheshire who is on the Lloyds solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Cheshire.
I am about to put a bid on a leasehold property in Cheshire. The estate agents say that it is the norm for flats in Cheshire to have less than 75 years unexpired on the lease. I am taking out a loan with Bank of Ireland. Is this going to be a problem if the lease has 69 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/11/2019 the requirements read as follows :
Completion of my remortgage has taken place for my property in Cheshire. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being difficult. The Cheshire solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
My sealed bid on a detached house in Cheshire has been accepted, the vendors do nevertheless have a dependent purchase. The vendors have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Cheshire. What do I do now? At what point should I apply for the mortgage with RBS?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Cheshire conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the RBS conveyancing panel. Concerning the subsequent stages this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. During a rising market the majority of home buyers would apply for a home loan with RBS and arrange for the valuation and only if it comes back ok would they pay their conveyancer to move forward with the conveyancing in Cheshire.
Am I better off to appoint a Cheshire conveyancing solicitor based in the vicinity that I am buying? I have an old university friend who can perform the legal formalities however his firm is located 200miles drive away.
The primary upside of using a high street Cheshire conveyancing firm is that you can drop in to sign documents, hand in your identification documents and pester them if necessary. Having local Cheshire know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were happy that should surpass using an unknown Cheshire conveyancing solicitor just because they are based in the area.