My solicitor has identified a defect with the lease for the property we are buying in Ashtead. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancing practitioner has advised that he must check that the mortgage company is content with this solution. Who is the client here, us or the lender?
Even though you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. These conveyancing instructions have to be complied with.
I had intended to instruct a conveyancing solicitor in Ashtead for our house move. Our financial adviser informed us that our bank Chelsea Building Society won't deal with them. Why is this not regarded as unfair competition?
Lenders in the main restrict either the category or the amount of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that a firm must have two or more partners. As well as restricting the profile of firm, some have limited the amount of firms they permit to act for them. You should note that Chelsea Building Society have no responsibility for the quality of advice provided by any member of Chelsea Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there remains mixed views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that plenty of law firms, including some in or near Ashtead only perform very few conveyances a year.
How can we know in advance if a Ashtead conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Ashtead seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
We are getting the release of further monies on our mortgage from Leeds Building Society as we intend to carry out improvements to our house in Ashtead. Are we obliged to appoint a high street Ashtead solicitor on the Leeds Building Society conveyancing panel to handle the legals?
Leeds Building Society do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
We have agreed to purchase a house in Ashtead. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for TSB. The CML Handbook contains minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to TSB where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Ashtead.
What can a local search inform me regarding the property my wife and I buying in Ashtead?
Ashtead conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays an important role in most Ashtead conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should provide data on, amongst other things, details on planning applications applicable to the property (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 topic headings.
I used Action Conveyancing several years ago for my conveyancing in Ashtead. I now require my papers however cannot find the solicitor. What do I do?
You should 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 Ashtead of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm refinancing my current home to a BTL mortgage with Alliance & Leicester and intend to use the remaining equity as a down payment on further property. The location we are looking at is Ashtead. Will your lawyers be able to act for both sets of banks and tie in the two deals?
Do use our search tool on this site to check that the solicitors are approved by both banks. Having checked that they are your lawyer should be able to connect the two deals but you should have a chat with you solicitor and make clear your desired outcome and needs.