Can you help? My Littleover lawyer is assuring me that she is duty bound toapply for Littleover conveyancing searches asthe firm are on the Santandersolicitor panel. Is my lawyer right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Littleover conveyancing searches.
Is it the case that all Littleover solicitor firms on the Santander conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
How can we know in advance if a Littleover conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Littleover obtaining 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 advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your conveyancing.
Last month we had a mortgage agreed in principle with Santander. Littleover conveyancing solicitors were selected. How long does it take for Santander to forward the offer to the lawyer?
Some lenders take longer than others. Have Santander conducted the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Littleover? or Apparently there is a law dating back centuries that means some homeowners living in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this applicable for conveyancing in Littleover?
Unless a prior acquisition of the house took place after 12 October 2013 you can take it that lawyers carrying out conveyancing in Littleover to continue to propose a a chancel search and or chancel repair liability insurance.
five months have gone by since my purchase conveyancing in Littleover completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My husband and I are one month into a leasehold purchase having been referred to a firm by the selling agent to execute conveyancing in Littleover. I am am starting to be disappointed with the quality of service. Can you you assist me in finding new conveyancers?
They would have to be very bad to suggest diss instructing them. Has the mortgage offer been issued? In the event that it has you must inform them of the new contact details and have the offer are re-sent. Your new solicitor ideally should be on the lenders approved list to avoid supplemental costs and complications. So that should be your starting point. Our find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Littleover