My lawyer has discovered a defect with the lease for the apartment we are purchasing in Melksham. The other side have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancing practitioner says that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the bank?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. The appropriate lender conditions have to be complied with.
Are all Melksham Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being a right pain. The Melksham solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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 had an offer accepted on a property in Melksham on 26/3/2024, valuation was booked 3 days after, received a clean bill of health. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will our conveyancer be raising enquiries regarding flooding during the conveyancing in Melksham.
The risk of flooding is if increasing concern for solicitors dealing with homes in Melksham. Some people will acquire a house in Melksham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that can be initiated by the buyer or by their lawyers which can figure out the risks in Melksham. The standard property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover if the property has historically flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer may commence a legal claim for losses as a result of such an misleading response. A buyer’s conveyancers may also order an environmental search. This will indicate if there is any known flood risk. If so, additional inquiries should be carried out.
Due to the advice of my in-laws I had a survey completed on a house in Melksham prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may refuse to issue a loan on such a property.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Melksham. Conveyancing will be smoother if you use a solicitor in Melksham especially if they are familiar with such properties in Melksham.
How do I use your search tool to get a quote from a conveyancing solicitor in Melksham on the authorised to act for my bank?
1st select a bank such as National Westminster Bank, The Royal Bank of Scotland or Britannia then choose your location for example Melksham. Conveyancing practices in Melksham and further afield will then be identified.
I am a fortnight into a leasehold purchase having been recommend to a firm by the selling agent to perform conveyancing in Melksham. I am am very dissatisfied with the level of service. Could you you assist me in finding new solicitors?
They would need to be very bad in order to consider diss instructing them. Has the loan offer been issued? In the event that it has you must make them aware of the new contact details and get the mortgage documents are re-issued. The conveyancer needs to be on the mortgage company panel to avoid supplemental expenses and complications. That should be your starting point. The search tool can assist you in finding a bank approved conveyancer for your conveyancing in Melksham