My husband and I are planning to acquire a home in Mickleover and have instructed a Mickleover conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Yorkshire Building Society have this evening contacted us to advise us that they have now hit a problem as our Mickleover conveyancer is not on their conveyancing panel. Please explain?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Mickleover lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I am planning to acquire a property and need a conveyancing solicitor in Mickleover who is on the Virgin Money conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Mickleover. We dont recommend any particular firm.
What is your number one tip for finding a conveyancing solicitor in Mickleover
It would be unwise to be seduced by the lowest Mickleover conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have agreed to purchase a house in Mickleover. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
As your lender is Nationwide your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties nationwide and is not isolated to Mickleover.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Mickleover solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am buying a house and the conveyancer has identified Chancel Repair for which the property may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this really warranted for conveyancing in Mickleover
Unless a previous acquisition of the property took place after 12 October 2013 you can expect lawyers carrying out conveyancing in Mickleover to continue to advocate a chancel search and or insurance against a claim.
It has been 4 months following my purchase conveyancing in Mickleover took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 asset 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.