Am I correct in assuming that the fact that my solicitor in Shelfield is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Shelfield conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am currently in the process of buying my council flat in Shelfield. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I have a mortgage with Clydesdale for my property in Shelfield. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
You must advise Clydesdale prior to letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent 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 Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel solicitor.
I can not fathom if my bank requires a lease extension. I have called my Shelfield building society branch on numerous occasions and was informed it wasn't an issue and they will lend. My Shelfield conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend based on their specific requirements. Who do I believe?
Your conveyancer has to comply with the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who dealt with the conveyancing in Shelfield 5 years ago are no longer around. What do I do?
In today’s world there are copies made of almost everything, and your lawyer should know exactly where to find all the suitable documentation so you may purchase or sell your house without a hitch. Where duplicates are not available, your conveyancer can put in place insurance or indemnities against future claims on the premises.
I am a fortnight into a freehold purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Shelfield. I am am extremely disappointed with the level of service. Can you help me find new conveyancers?
They would have to be very poor in order to consider changing them. Has the loan offer been sent? If so you must inform them of the new solicitor and get the loan are issued to the new lawyers. The solicitor ideally should be on the mortgage company approved list to avoid supplemental fees and frustration. That should be your starting point. The search tool will assist you in finding a lender approved solicitor for your home move in Shelfield
I have been recommended a conveyancing solicitor in Shelfield. I I would like to check if they are on the bank's approved list of lawyers. Could you advise?
It’s a good idea phone your conveyancer and ask them if they are on the lender's panel. If that does not help call us and we can investigate and revert. If they are not on the bank panel we can certainly arrange a specialist conveyancing solicitor in Shelfield on the panel for your mortgage company.