Me and my fiance are buying a 2 bedroom apartment in Woodhouse and Handsworth with a mortgage. We would like to retain our Woodhouse and Handsworth lawyer, but the lender says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Woodhouse and Handsworth property lawyer as well as pay for one of their panel ones to act for them. We consider that this is unjust; can we not demand that the lender use our Woodhouse and Handsworth property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Woodhouse and Handsworth conveyancing solicitor to apply to be on the conveyancing panel.
Completion of my purchase has taken place for my property in Woodhouse and Handsworth. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my house. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being problematic. The Woodhouse and Handsworth solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on 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.
I was told three weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Woodhouse and Handsworth is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a property in Woodhouse and Handsworth?
Unless a previous acquisition of the house completed after 12 October 2013 you may assume that lawyers carrying out conveyancing in Woodhouse and Handsworth to continue to suggest a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly identified as part of conveyancing in Woodhouse and Handsworth?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Woodhouse and Handsworth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is there a distinction between surveying and conveyancing in Woodhouse and Handsworth?
Conveyancing - in Woodhouse and Handsworth or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the vendor to remedy the defects before you complete your move.