Me and my wife are purchasing a ground floor flat in Nailsworth. My property lawyer has never been on on the bank solicitor list. Am I still permitted to continue with my Nailsworth conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?
Various options include
- Carry on with your chosen Nailsworth conveyancing practitioner but your lender will need to retain a conveyancer from their approved list. This will result in additional charges and potential frustration.
- Appoint a new lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your solicitor to pull out all the stops to get accepted on the mortgage company conveyancing panel
My partner and I have just bought a property in Nailsworth. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Nailsworth?
The question is not clear as to the nature of the problems and if they are unique to conveyancing in Nailsworth. Conveyancing searches and investigations undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire called a Seller’s Property Information Form. answers proves to be misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Nailsworth.
We wanted to use a property lawyer in Nailsworth for our house purchase. Our financial adviser informed us that our mortgage company Halifax won't deal with them. Why is this not regarded as unduly restrictive?
Banks tend to restrict either the category or the volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few banks have limited the number of firms they permit to represent them. You should note that Halifax have no responsibility for the quality of advice provided by any member of Halifax Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there are mixed views about the level of solicitor engagement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Nailsworth only conduct one or two conveyances a year.
I am due to move house in June. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Nailsworth. Conveyancing firm was found before I stumbled across your page.
On the afternoon of completion you will need to collect the keys from the estate agent but this can only happen once the previous owners solicitors inform the agent that the monies to complete are in and the keys can be released. You can inform the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Nailsworth or a legal practice with expertise in conveyancing in Nailsworth.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Nailsworth solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
My offer was accepted on a house in Nailsworth on 27/2/2024, valuation was booked 3 days after, received a clean bill of health. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Are Clydesdale entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
What can a local search inform me concerning the property we're purchasing in Nailsworth?
Nailsworth conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance PSG The local search is essential in every Nailsworth conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
We are buying a three bedroom maisonettein Nailsworth with a mortgage from a mortgage company. We would like to retain our conveyancer in Nailsworth but our bank inform us now that he's not on their "panel". Apparently we need to choose one of the our bank panel firms or keep our Nailsworth solicitor and pay for one of their panel ones to represent our mortgage company. We feel as though this is unjust; Can we not simply insist that our lender use our Nailsworth lawyer?
Unfortunately,no. The bank home loan issued is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including almost all conveyancing solicitors in Nailsworth : a mortgagee 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 lawyer to apply to be on the conveyancing panel for your lender.