I am selling my apartment in Holmrook. Does my lawyer need to be required to be on the Nationwide conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
is it true that all Holmrook solicitors on the Clydesdale conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.
My partner and I have organised a further advance on our mortgage from Bank of Ireland as we intend to carry out alterations to our property in Holmrook. Are we obliged to choose a high street Holmrook solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland would not normally instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
I have instructed a Holmrook conveyancing practitioner having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Holmrook postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Holmrook.
How does conveyancing in Holmrook differ for newly converted properties?
Most buyers of new build premises in Holmrook contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Holmrook typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Holmrook or who has acted in the same development.
We are 18 days into a residential purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Holmrook. I am am starting to be disappointed with the level of service. Could you help me find new lawyers?
A conveyancer would need to be really poor in order to consider changing them. Has the mortgage offer been sent? In the event that it has you need to make them aware of the replacement solicitor and have the loan are re-issued. Your new conveyancer needs to be on the lenders approved list to avoid added costs and delays. That should be your first question of the new solicitors. The search tool should assist you in finding a lender approved solicitor for your conveyancing in Holmrook
I'm buying a flat in Holmrook. I can find my conveyancer's company on the CLC list, but I can't see my lawyer's name on the list. Should I be concerned?
Not all staff in the company must be listed by the regulator. As long there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unlicensed staff.