Me and my partner are purchasing a flat in Nuneaton. My lawyer is not listed on the lender approved panel. Am I still permitted to use my Nuneaton conveyancing solicitor notwithstanding that they are not on the lender panel?
You will need to use a conveyancing practitioner to complete the formalities when you take out a loan to purchase your home. They will conduct all the necessary due diligence on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in order. You may appoint a Nuneaton conveyancing practitioner of your choosing. However, if the property lawyer selected is not on the mortgage company conveyancing panel further charges will arise as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so if your lawyer has not in the past sought membership they can do so.
I am buying a property in Nuneaton. One unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nationwide your lawyer must comply with the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and solicitors are required to report to Nationwide where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Nuneaton.
I had an offer accepted on a property in Nuneaton on 31/7/2019, valuation was booked 4 days after, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
My offer on a house in Nuneaton has been agreed to, but there is a chain. The vendors have offered on somewhere, but it’s not yet agreed to, and have viewings of other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Nuneaton. What do I do now? When do I get the mortgage application with Principality started?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Nuneaton conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Principality conveyancing panel. As to the subsequent stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a rising market some purchasers will apply for the mortgage with Principality and pay for the valuation and only if it comes back ok would they ask their conveyancer to proceed with the conveyancing in Nuneaton.
I used Stirling Law a few years ago for my conveyancing in Nuneaton. Now, I need my documents but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Nuneaton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build apartment in Nuneaton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Nuneaton
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.
My step-son is about to join the property ladder, the home loan was agreed last week in principle. When the offer was accepted on apartment we called the mortgage company to issue the formal offer. We were very surprised to discover that mortgage companies do not accept all property lawyer, they must be on their panel, is this correct?
Lenders ordinarily imposes restrictions either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Nuneaton lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.