Do the Building Society Association intend to launch a searchable register to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for example in St Werburghs?
We have not been informed any intention on the part of the BSA to develop such a register.
My wife and I are buying a apartment in St Werburghs. I might seem paranoid but how we can trust a lawyer? At some point we will need to put our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I currently have a mortgage with Kent Reliance for my property in St Werburghs. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance before renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
It is unclear whether my bank requires a lease extension. I have called into my local St Werburghs building society branch on various occasions and was told they are content with the situation and they would lend. My St Werburghs conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancing practitioner has to comply with the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have been told that property searches are a common reason for obstruction in St Werburghs conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in St Werburghs.
I used Arc property Solicitors a few years past for my conveyancing in St Werburghs. I now require my file however cannot find the solicitor. 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 St Werburghs 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.
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At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in St Werburghs. As opposed to estate agents and many comparison sites we do not charge firms a fee if you select them for your conveyancing in St Werburghs