The Shifnal conveyancing firm handling our Shifnal conveyancing has spotted a discrepancy when comparing the information in the valuation survey and what is revealed within the conveyancing documents. My solicitor informs me that he is obliged to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am helping my mother sell her house in Shifnal. Does the solicitor arrange the energy assessment or do I organise this?
After the demise of Home Information Packs, energy assessments was retained a mandatory component of selling a house. An energy performance certificate should be to hand in advance of the property being advertised. This is not a task that law firms normally arrange. Where you are instructing a Shifnal conveyancing solicitor they might help arrange energy performance certificates due to their relationships with reputable local energy assessors
Is it correct that all Shifnal CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
Can I be sure that the Shifnal conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Shifnal obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.
The deeds to my home are lost. The conveyancers who handled the conveyancing in Shifnal 10 years ago have long since closed. What do I do?
As long as the title is registered the information relating to your ownership will be evidenced by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, find your house and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
How does conveyancing in Shifnal differ for new build properties?
Most buyers of new build property in Shifnal contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because house builders in Shifnal typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shifnal or who has acted in the same development.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.