How up to date is your search tool for Alcester conveyancing solicitors on the HSBC conveyancing panel? Do HSBC send you an updated list?
Alcester conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Is it correct that all Alcester CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?
A selection of banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I have paid off my mortgage with Coventry BS. I assume I don't need a Alcester conveyancer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being problematic. The Alcester solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
We are close to exchanging contracts on the sale of our house in Alcester and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using an online conveyancing practice rather than a conveyancing solicitor in Alcester. We have lived in Alcester for three years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Due to the guidance of my in-laws I had a survey completed on a property in Alcester ahead of retaining solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders will not grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Alcester. Conveyancing will be smoother if you use a solicitor in Alcester especially if they are familiar with such properties in Alcester.
Is there anything unique about your site and other web based conveyancing solicitors when it comes to conveyancing in Alcester?
At this site receive an accurate quote via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Alcester. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you choose them for your property ownership legalities in Alcester
Is there a reason that Alcester conveyancing fees are more expensive for leasehold and freehold properties?
If acquiring a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control