My mortgage broker says he needs my Baildon law firm’s panel reference for the HSBC conveyancing panel. How do I discover this. I have tried my local Baildon office but they have not responded to me.
Have you tried calling your Baildon property lawyer about this?. They maintain a central record lender panel numbers.
We are purchasing a property and need a conveyancing solicitor in Baildon who is on the Skipton approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Baildon.
I am helping my step-mother sell her house in Baildon. Does the conveyancer order the energy performance certificate or it is for me to see to?
Following the demise of Home Information Packs, EPC’s was left as a mandatory element of moving property. An EPC should be commissioned before the property is marketed. It is not something that solicitors normally organise. If you are instructing a Baildon conveyancing solicitor they might help arrange energy performance certificates due to their contacts with reputable local assessors
We previously chose conveyancing lawyers based in Baildon on the Kent Reliance solicitor approved list. They are now charging me a separate amount for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor may levy a fee for this. The fee is not dictated by Kent Reliance but by your Baildon conveyancing practitioner. Plenty of firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being pedantic. The Baildon solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
How does conveyancing in Baildon differ for new build properties?
Most buyers of new build property in Baildon approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Baildon tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Baildon or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Baildon is where the house is located. What do you suggest?
Flying freeholds in Baildon are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Baildon you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Baildon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I need to instruct a conveyancing practitioner in Baildon for my home move. Can I check a firm’s complaints history with the profession’s regulator?
One can see documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.