My husband and I are hoping to acquire a property in Beddington and are in fact using a Beddington conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Coventry Building Society have this morning contacted us to inform me that they have now hit a problem as our Beddington lawyer is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Beddington solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I had intended to instruct a conveyancing solicitor in Beddington for our house move. Our financial adviser has since advised us that our mortgage company Skipton Building Society won't deal with them. Surely this is unfair competition?
Lenders normally restrict either the type or the volume of conveyancing practices on their panel. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have limited the amount of solicitor practices they allow to represent them. Be aware that Skipton Building Society have no responsibility for the quality of advice provided by any member of Skipton Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there are differing views concerning the level of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Beddington only carry out a couple conveyances a year.
I am planning to move house in December. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Beddington. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you can collect the keys from the property agent however this can only take place once the sellers lawyers inform the agent that the monies to complete are in and the keys can be passed over. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a residential property solicitor in Beddington or a firm with expertise in conveyancing in Beddington.
Can you point me to a directory of Principality panel solicitors in Beddington on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few banks make their panel listings visible online. Where you are in need of a Beddington solicitor on the Principality please use our facility.
We had chosen conveyancing lawyers locally in Beddington on the Lloyds solicitor panel. They are now charging me a supplemental fee for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. The fee is not set by Lloyds but by your Beddington solicitor. Some firms on the Lloyds panel will levy an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
I am buying a new build flat in Beddington. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Beddington
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.
We are 3 weeks into a residential purchase having been directed to solicitors by the estate agent to handle our conveyancing in Beddington. I am not happy. Can you you assist me in finding new solicitors?
A lawyer would have to be very poor to suggest replacing them. Has your mortgage been issued? In the event that it has you need to inform them of the replacement conveyancer and have the mortgage documents are re-sent. Your conveyancer needs to be on the lenders approved list to avoid supplemental costs and complications. That should be your first question of the new conveyancers. The search tool can assist you in finding a bank approved lawyer for your home move in Beddington
How and when do I incur the Stamp Duty Land Tax due for my Beddington flat purchase?
The conveyancer should fill out a stamp duty return for you during your Beddington purchase transaction for signature. After completion your conveyancer will submit your Land Transaction Return Form to the Tax Authorities and - as long as they have the funds - pay any land tax payable for you.