I have just been advised by my estate agent that my Dunchurch solicitor is not on the bank Solicitor panel. How can I be certain that this is indeed the case?
The best course of action for you to take is to contact your Dunchurch conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may be able to suggest a Dunchurch conveyancing practice that is on the approved list of lawyers for your mortgage company.
My bid for a property was accepted at auction in Dunchurch. Conveyancing is necessary. What is next?
Now that you are legally committed yourself to purchase you must hire the services of a conveyancing lawyer soon as you now have a tight a fixed date to complete the conveyancing. Every auction property should have an associated legal pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to hand this to the solicitor instructed by you at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete on the date specified in the contract.
I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being a right pain. The Dunchurch solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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 was told two weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Dunchurch is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Dunchurch is where the house is located. Is there any guidance you can give?
Flying freeholds in Dunchurch are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dunchurch you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dunchurch may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I was pointed in your direction by a few property agents in Dunchurch to get a quote from a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to recommend your services ahead of alternative conveyancing organisations?
We refuse to offer any financial incentive for sending work in our direction. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are 17 days into a freehold purchase having been recommend to a firm by the high street agent to do our conveyancing in Dunchurch. We are not happy. Could you help me find new lawyers?
They would have to be very poor to suggest replacing them. Has your loan offer been sent? If so you must advise them of the replacement solicitor and ensure the mortgage documents are re-issued. Your conveyancer needs to be on the mortgage company approved list to avoid supplemental charges and complications. That should be your starting point. Our find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Dunchurch