I was advised today by my IFA that my Anstey solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?
The best course of action for you to take is to contact your Anstey conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a Anstey conveyancing practice that is on the conveyancing panel for your mortgage company.
When does exchange of contracts take place for purchase conveyancing in Anstey and am I required to be at the conveyancers branch?
If you are local to one of the conveyancing solicitors in Anstey you are invited in to sign the paperwork. That being said, the firms we work with supply a nationwide conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. A signed contract simply enables the conveyancer to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Anstey)to be in the office at the appropriate time.
Is it correct that all Anstey CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved firms?
Some major banks and building societies now make use of the accreditation scheme as the starting 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 solicitors wishing to remain on their approved list of conveyancing solicitors.
I have a mortgage with Lloyds for my property in Anstey. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel solicitor.
I have instructed a Anstey conveyancer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Anstey postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Anstey.
I used Stirling Law several years ago for my conveyancing in Anstey. I now require my papers however cannot find the solicitor. What do I do?
Do call 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 Anstey of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Anstey is where the house is located. Can you shed any light on this issue?
Flying freeholds in Anstey are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Anstey you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Anstey may determine 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.
My uncle has recommend that I instruct his lawyers for conveyancing in Anstey. Do I follow his advice?
There are no two ways about it the best way to choose a conveyancing lawyer is to have guidance from friends or relatives who have actually experience in using the conveyancer that you are are thinking of instructing.