I am progressing with the sale of my ground floor flat in Irby and the EA has just called to warn that the buyers are switching solicitor. The excuse is that the mortgage company will only engage with property lawyers on their approved list. Why would a major mortgage company only engage with certain solicitors rather the firm that they want to select for their conveyancing in Irby ?
Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Mortgage companies attribute this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
It is 10 years ago since I acquired my house in Irby. Conveyancing solicitors have just been retained on the sale but I am unable to track down my deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be kept by the mortgage company or they could be in the possession of the solicitor who handled the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Irby involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
We are planning to purchase with Melton Mowbray Building Society. I dropped in a couple of local firms yet am unable to find a Irby conveyancing firm on the Melton Mowbray Building Society panel. Could you help?
Please do make use of the search tool on this page. Please choose the building society and type Irby or your preferred area and you will discover a number of lawyer located in Irby or by proximity to you.
A friend advised me that in purchasing a property in Irby there could be a number of restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Irby which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Irby should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am buying a terrace house in Irby. The intention is to an extension at the rear at the house.Will legal conveyancing on the property involve investigations to determine if these alterations are allowed?
Your solicitor will review the deeds as conveyancing in Irby can occasionally identify restrictions in the title documents which restrict categories of works or need the consent of a 3rd party. Certain works need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I am currently in the process of buying my council flat in Irby. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Swansea but I am based in Irby. My solicitor (approximately 250 kilometers awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing practitioner in Irby who can witness and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Irby based