Is the fact that my solicitor in Maidenhead is not listed on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Maidenhead conveyancing practice and ask them why they are no longer on the approved list for your bank.
We're in Maidenhead, FTBs purchasing with a mortgage (lender is Barclays , and our lawyer is on the Barclays conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am the only beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Maidenhead. Conveyancing formalities meant that the Land Registry date was in February. I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in February. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this provision is primarily there to capture subsales or the quick reselling of properties.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Maidenhead conveyancing practitioner on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Maidenhead solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
We are a couple of weeks into a leasehold purchase having been directed to a firm by the local agent to carry out the conveyancing in Maidenhead. I am not happy. Can you help me find new conveyancers?
A lawyer would need to be really poor to suggest changing them. Has your mortgage been issued? In the event that it has you need to inform them of the new contact details and get the offer are re-issued. The solicitor ideally should be on the lenders approved list to avoid supplemental fees and delays. That should be your starting point. The search tool should assist you in finding a lender approved solicitor for your home move in Maidenhead
I am buying a maisonette with all finances in place. My solicitor has been given with 2 separate evidence of photographic ID, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not via illegitimate means.
In today’s world you will not be able to complete any Maidenhead 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.