I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Midhurst with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Are all Midhurst Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved firms?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
is it true that all Midhurst solicitors on the Nationwide conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.
We have agreed to purchase a house in Midhurst. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
As your lender is Barclays your lawyer must comply with the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Midhurst.
Will our lawyer be asking questions about flooding during the conveyancing in Midhurst.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Midhurst. There are those who acquire a property in Midhurst, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Midhurst. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to find out if the property has historically flooded. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser could issue a legal claim for losses resulting from an inaccurate answer. A buyer’s solicitors should also order an environmental report. This should disclose if there is a recorded flood risk. If so, additional inquiries will need to be carried out.
I have todayfound out that Wolstenholmes have closed. They carried out my conveyancing in Midhurst for a purchase of a leasehold flat 18 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Midhurst conveyancing specialists.
I need to instruct a conveyancing practitioner in Midhurst for my sale. Is it possible to see a solicitor's complaints history with the legal regulator?
One can review published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.