We are nearing an exchange on a house in Pelsall and my mum and dad have transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not arrived from me my lawyer needs to disclose this to my bank. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancer is duty bound to check with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
We note that you have a post code search directory identifying law firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Pelsall?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pelsall.
I just bought a property at auction in Pelsall. Conveyancing is required. What are my next steps?
Having exchanged you will need to retain a conveyancing solicitor as a matter of urgency as you are facing a tight a fixed date to complete the conveyancing. All auction property will have a corresponding auction pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to hand this to the conveyancer working for you ASAP. Do make sure that your finances are organised to complete on the on the contractual date .
I am due to exchange contracts on my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being difficult. The Pelsall solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I have instructed a Pelsall property lawyer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pelsall postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Pelsall.
Due to the advice of my in-laws I had a survey completed on a property in Pelsall ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders will refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pelsall. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I be suspicious that brokers that I am dealing with are suggesting an internet conveyancing firm rather than a High Street Pelsall conveyancing company?
As is the case with lots of professional services, often recommendations from family and friends can be worth their weight in gold. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward solicitors to choose. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You have the right to select your preferred lawyer. Don't forget that the majority of lenders specify a panel list of solicitors you must use for the lender related work in your transaction.