My husband and I are intent on buying a flat in Tulse Hill. My property lawyer is not listed on the mortgage company approved list. Can I still continue with my Tulse Hill conveyancing solicitor even though they are not on the bank approved list?
Various options include
- Proceed with your chosen Tulse Hill conveyancing practitioner but your lender will undoubtedly instruct a conveyancer from their conveyancing panel. This will result in additional cost together with potential interruption.
- Appoint a new solicitor to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to do everything within their powers to join the bank’s conveyancing panel
Having spent time researching mumsnet.com for a conveyancing lawyer in Tulse Hill, most say that I must look for a CQS assured lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's major banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Tulse Hill is one of the numerous areas of the UK where there are CQS solicitors.
We are due to move house in April. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Tulse Hill. Conveyancing firm was organised prior to coming across your site.
On the afternoon of completion you will need to collect the house keys from the property agent however this can only be done when the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be released. Subsequently you will need to tell the removal company that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in choosing a conveyancing in Tulse Hill or a lawyer that specialises in conveyancing in Tulse Hill.
I have a mortgage with Bank of Ireland for my property in Tulse Hill. Conveyancing was finalised a year ago. If I am intending 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 Bank of Ireland?
You must advise Bank of Ireland prior to letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland 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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel firm.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being pedantic. The Tulse Hill solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
I am selling my house. My previous solicitors has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Tulse Hill if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Tulse Hill. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
My husband and I are new to the buying process - agreed a price, yet the agent has warned us that the vendor will only move forward if we use the agent's chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Tulse Hill
It is unlikely the sellers are driving this. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Tulse Hill conveyancing solicitors - as opposed tothe ones that will give the negotiator at the agency a introducer fee or hit his conveyancing targets set by corporate headquarters.