My fiance and I are planning to acquire a house in Freshwater and are in fact using a Freshwater conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Platform Home Loans Ltd have this afternoon contacted us to inform me that they have now hit a problem as our Freshwater conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Freshwater solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We note that you have a post code search directory listing law firms on the Skipton conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Freshwater?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Freshwater.
Can I be sure that the Freshwater conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Freshwater getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your transaction.
I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being a right pain. The Freshwater solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance 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.
Lloyds have agreed my home loan in principle, my offer on a apartment in Freshwater has been accepted, now what?
The property agent will need to be advised as to your property lawyer's details (make sure the conveyancers are on the bank’s approved list). Call up Lloyds or your financial adviser and complete any outstanding forms. Lloyds will sellect a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Lloyds will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Freshwater.
I need some expedited conveyancing in Freshwater as I am faced with pressure to sign on the dotted line in less than 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not taking a mortgage you have the choice not to have searches conducted although no law firm would advise that you don't. With lots of history conveyancing in Freshwater the following are examples of what can appear and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
My step-father has suggested that I use his conveyancing solicitors in Freshwater. Should I use them?
Much as we are happy to recommend a Freshwater conveyancing lawyer it’s preferable to select a conveyancing practitioner is to have guidance from friends or family who have actually used the firm that you are contemplating using.