My wife and I are buying a 2 bedroom flat in Fenstanton with a mortgage. We have a Fenstanton conveyancer, however the lender advise he's not on their "panel". It seems we have little option but to select one of the lender panel firms or retain our Fenstanton conveyancing practitioner as well as pay for one of their panel ones to represent them. We feel that this is inequitable; can we not demand that the lender use our Fenstanton solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Fenstanton conveyancing solicitor to apply to be on the conveyancing panel.
I am hoping to complete my purchase in Fenstanton next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not limited to conveyancing in Fenstanton.
As someone clueless as to conveyancing in Fenstanton what’s the number one tip you can give me concerning the ownership transfer in Fenstanton
You may not hear this from too many lawyers but conveyancing in Fenstanton or throughout Cambridgeshire is an adversarial process. Put another way, when it comes to conveyancing there exists lots of opportunity for friction between you and others involved in the legal transfer of property. For example, the seller, estate agent and sometimes a mortgage company. Choosing a solicitor for your conveyancing in Fenstanton an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to act in your legal interests and to keep you safe.
There is a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other players in the conveyancing process.
Our lender has recommended a law firm on their panel based in Fenstanton but I would rather use a conveyancing lawyer in Fenstanton or nearer to where I live. Are you able to assist?
It is by no means the case that all Fenstanton conveyancing firms are listed all banks conveyancing panel. Use the above search tool to identify a Fenstanton conveyancing firm on the on the mortgage company panel.
I am helping my niece sell her house in Fenstanton. Does the conveyancing solicitor commission the EPC or should I organise this?
Following the demise of Home Information Packs, energy performance certificates was left as a compulsory component of selling a house. An EPC needs to be commissioned prior to the property being placed on the market. This is not a task that solicitors normally organise. Where you are instructing a Fenstanton conveyancing solicitor they might be able to arrange energy performance certificates due to their contacts with long established Fenstanton accredited person
is it true that all Fenstanton conveyancing solicitors on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be regulated by the SRA. Many banks do allow licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.
We are getting the release of further funds on our home loan from Kent Reliance as we want to carry out a loft conversion to our house in Fenstanton. Are we obliged to select a local Fenstanton solicitor on the Kent Reliance conveyancing panel to handle the legals?
Kent Reliance don't usually appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
I used Stirling Law a few years past for my conveyancing in Fenstanton. Now, I need my documents but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Fenstanton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.