Are all Ravenscourt Park Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?

A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

When it comes to mortgage companies such as Principality, do Ravenscourt Park conveyancers have to pay a fee to be on the conveyancing panel?

We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ravenscourt Park solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 conveyancing practitioner 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 Ravenscourt Park postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Ravenscourt Park.

The deeds to our home can not be found. The solicitors who dealt with the conveyancing in Ravenscourt Park 10 years ago no longer exist. What are my options?

Assuming you have a registered title the information relating to your proprietorship will be evidenced by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, locate your property and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Ravenscourt Park is where the house is located. Is there any advice you can impart?

Flying freeholds in Ravenscourt Park are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ravenscourt Park you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ravenscourt Park may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I was advised by numerous property agents in Ravenscourt Park to choose a conveyancer on your site. What’s the financial advantage for Estate Agents to promote your services over and above alternative conveyancing organisations?

We don’t make any commission for directing people to this site. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

Our lender agreed in principle to grant us a mortgage. We appointed a high street conveyancer in Ravenscourt Park last week. Today, our financial adviser contacted us saying that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the bank had some control over our choice Is this legal?

You can actually appoint any lawyer you want to use for your conveyancing in Ravenscourt Park however if they are not on the your lender's approved list you will have to fork out additional cost so the mortgage company can instruct their own solicitors as well to protect their interest. It may be conceivable that your solicitor may apply to get included on to the mortgage company panel. You can use online search facilities including lenderpanel.com to find a conveyancing solcitor in Ravenscourt Park on the bank panel. You can go into your high street lender branch in Ravenscourt Park. They can recommend conveyancing solicitors in Ravenscourt Park on the panel for your mortgage company.