Am I correct in assuming that the fact that my solicitor in Wolviston is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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. Where you are concerned you should simply call the Wolviston conveyancing practice and enquire why they are no longer on the approved list for your lender.
We are planning to purchase with Darlington Building Society. We have called around locally but am unable to find a Wolviston conveyancing firm on the Darlington Building Society approved list. Please you assist?
Please do make the most of the search tool on this site. Pick the building society and type Wolviston or your location and you will be presented with a number of lawyer based in Wolviston or near you.
I happen to be the single recipient of my late father’s estate with all property in now in my sole name, including the house in Wolviston. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this clause is principally there to pick up on the purchase and immediately sell or the flipping of property.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being pedantic. The Wolviston solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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 have instructed a Wolviston solicitor having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wolviston postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Wolviston.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Wolviston I like with open areas and railway links nearby, however it only has 52 years on the lease. I can't really find anything else in Wolviston suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
How do I use the search app to get a quote from a conveyancing solicitor in Wolviston on the approved list for my mortgage?
First select a mortgage company such as Nationwide Building Society, Chelsea Building Society or Godiva Mortgages Ltd then choose your preferred area e.g. Wolviston. Conveyancing firms in Wolviston and further afield should be shown.