Me and my partner are buying a 1 bedroom flat in Childwall with a mortgage. We like our Childwall lawyer, but the mortgage company says he's not on their "panel". It seems we have no choice but to instruct one of the lender panel firms or retain our Childwall property lawyer and pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Childwall conveyancing solicitor to apply to be on the conveyancing panel.
I am helping my aunt sell her flat in Childwall. Does the conveyancer commission an energy assessment or it is for me to see to?
Following the demise of Home Packs, EPC’s remained a compulsory part of selling a property. An energy performance certificate should be to hand in advance of the property being marketed. This is not a task that lawyers normally organise. If you are instructing a Childwall conveyancing solicitor they may help arrange energy performance certificates due to their relationships with long established Childwall accredited person
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Childwall conveyancer on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being difficult. The Childwall solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
I require fast conveyancing in Childwall as I am faced with pressure to complete in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to have searches conducted although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Childwall the following are instances of issues that can arise and therefore impact future mortgageability: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
I used Action Conveyancing a few years ago for my conveyancing in Childwall. I now require my papers but 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 Childwall of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to transfer to a new firm as I have to instruct a firm on the Lloyds TSB Bank conveyancing list. I was using a family conveyancing solicitor in Childwall five minutes from me but she is not accepted by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Childwall on the Lloyds TSB Bank panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Childwall. In making use of the find a conveyancing solicitor tool on this page, you can contrast costs for conveyancing solicitors in Childwall and throughout England and Wales.