Am I correct in assuming that the fact that my solicitor in Thames Ditton is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent 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) lack 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. Where you are concerned you should simply call the Thames Ditton conveyancing firm and enquire why they are no longer on the approved list for your lender.
I am buying a property and need a conveyancing solicitor in Thames Ditton who is on the Godiva Mortgages Ltd approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Thames Ditton. We dont recommend any particular firm.
I am due to move property in October. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Thames Ditton. Conveyancing solicitor was chosen before I stumbled across this site.
On the afternoon of completion you can pick up the keys from the estate agent but this can only take place when the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you should advise the removal men that you are ready to move in. We are not in a position to recommend a particular removal company but can help you locate a conveyancing in Thames Ditton or a solicitor that specialises in conveyancing in Thames Ditton.
We were going to get a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Thames Ditton solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Thames Ditton solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being difficult. The Thames Ditton solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
Various web forums that I have visited warn that are the primary cause of delay in Thames Ditton house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are not likely to be the root cause of slowing down conveyancing in Thames Ditton.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Thames Ditton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Thames Ditton
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.