My property lawyer in Hersham has never been on on the Birmingham Midshires Solicitor Panel. Can I still retain my family solicitor even though they are excluded from the Birmingham Midshires panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your existing Hersham solicitors but Birmingham Midshires will need to use a solicitor on their panel. This will inevitably rack up the total legal fees and result in delays.
- Choose a new practitioner to to deal with the conveyancing, not forgetting to check they are Convince your conveyancer to do everything within their powers to join the Birmingham Midshires conveyancing panel
Does a directory service exist listing Nottingham panel conveyancers in Hersham on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few lenders make their panel listings available online. Where you are in need of a Hersham conveyancing practitioner on the Nottingham please make the most of our facility.
After months of negotiation I have agreed a price on an apartment in Hersham. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £175. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Hersham solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a house in Hersham?
Unless a previous purchase of the property completed after 12 October 2013 you may take it that lawyers carrying out conveyancing in Hersham to continue to suggest a chancel search and or insurance against a claim.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one round the corner in Hersham I like with amenity areas and station nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Hersham in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan that many years will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I am purchasing a maisonette mortgage free. My lawyer has been given with two distinct forms of photographic identification, bank statement, endless utility bills. Now he wants a copy from a probate lawyer stating that the funds are legitimate and that it has come from inheritance and not selling fake watches.
In today’s world you will not be able to complete any Hersham conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering Regulations.