I am progressing with the sale of my flat in Moss Nook and the estate agent has just telephoned to advise that the purchasers are appointing a new law firm. The excuse is that the mortgage company will only work with solicitors on their approved list. Why would a major lender only engage with specific law firms rather the firm that they want to appoint to handle their conveyancing in Moss Nook ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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.
Can the conveyancing practitioners revealed through your search app conduct right to buy conveyancing in Moss Nook?
We do have plenty of conveyancing practitioners who can handle right to buy conveyancing Please get in touch with the solicitors listed in order to get a costs calculation.
My wife and I purchasing a detached bungalow in Moss Nook. Our aim is to carry out a loft conversion at the house.Will legal due diligence on the property involve checks to see if these alterations are permitted?
Your conveyancer will check the deeds as conveyancing in Moss Nook can occasionally identify restrictions in the title documents which prevent certain works or need the consent of a 3rd party. Many additions require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as UBS, do Moss Nook conveyancers incur an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have decided to exercise my right to buy my property in Moss Nook off the council. I have a mortgage offer with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who dealt with the conveyancing in Moss Nook 5 years ago have long since closed. What do I do?
You no longer need to have the physical original deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
Why is it not possible to complete our conveyancing in Moss Nook on May bank holiday?
Because on completion the funds will be transferred electronically between the banks of the buyer and owner’s lawyer and currently this can only happen on a business day. It is not possible to complete on a weekend either.