Is the fact that my solicitor in Northamptonshire is not listed on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 Northamptonshire conveyancing practice and ask them why they are no longer on the approved list for your lender.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Northamptonshire so that I can pop in to their offices if necessary.
Nowadays approved lawyers for mortgage companies carry out all of the communications via Royal Mail, internet or over phone calls. This enables them to conduct the legal work for your home move no matter where you live in the country. That being said you should check if you have the option of going to the offices of your conveyancing lawyer if needed.
Last month we had a mortgage agreed in principle with Virgin Money. Northamptonshire conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money done the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The mortgage over my property is with HSBC for my property in Northamptonshire. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
You must advise HSBC in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel firm.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being a right pain. The Northamptonshire solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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're first time buyers - had an offer accepted, yet the agent advised that the owners will only proceed if we instruct the agent's chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Northamptonshire
It is improbable the owners are driving this. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your own,trusted Northamptonshire conveyancing solicitors - rather thanthose that will give their estate agent a introducer fee or achieve conveyancing thresholds set by senior management.
My father-in-law mentioned that before choosing a conveyancing solicitors they must be approved by your bank. I am novice purchaser but I have an offer in principle via Nat West Bank and I already have a family conveyancing lawyer in Northamptonshire on standby. Will Santander insist on an approved lawyer to be instructed? If so, where can I find that list for my conveyancing in Northamptonshire?
You should choose a solicitor that is on the Santander panel. Simply call your chosen Northamptonshire conveyancing solicitor to check if they are on the Santander panel. If they are not approved you have a couple of options available to you here:
- Complete the deal with your existing Northamptonshire conveyancer but Santander will undoubtedly appoint a property lawyer from their approved list. This will result in additional fees and potential interruption.
- Get a fresh lawyer to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
- Convince your property lawyer to pull out all the stops to get listed on the Santander conveyancing panel.