Is the fact that my solicitor in Sutton in Ashfield is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 contact the Sutton in Ashfield conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Sutton in Ashfield. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 12/12/2018, the requirements read as follows :
This question may be naive but I am new to the process as a first time buyer of a garden flat in Sutton in Ashfield. Do I receive the keys to the property on the completion date from my conveyancer? If so, I will use a High Street conveyancing solicitor in Sutton in Ashfield?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
I am selling my apartment. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being difficult. The Sutton in Ashfield solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
My offer was accepted on an apartment in Sutton in Ashfield on 2/11/2018, valuation was booked 2 days later, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the input of my in-laws I had a survey completed on a house in Sutton in Ashfield ahead of appointing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to issue a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sutton in Ashfield. Conveyancing will be smoother if you use a solicitor in Sutton in Ashfield especially if they regularly deal with such properties in Sutton in Ashfield.
I am in the process of purchasing my first house in Sutton in Ashfield. Conveyancing lawyer already selected. The broker suggested that a survey is not necessary as the property was only built 16 yrs ago.
As the bare minimum you need a Home Buyer's Report. As the residence is more than ten years old the property will not benefit from a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may be sufficient. The report should highlight any apparent problems and recommend additional investigation where relevant. If there are any signs of material issues seek a comprehensive Building Survey from the beginning.