My husband and I are looking to acquire a home in Bickley and are in fact using a Bickley conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Barclays have this afternoon contacted us to advise us that there is now an issue as our Bickley conveyancer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. 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 Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Bickley lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My Bickley solicitor has spotted an inconsistency between the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My lawyer has advised that he must check that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My wife and I have recently appointed a conveyancing solicitor in Bickley. I I am struggling to find out if they are on the Accord Mortgages Ltd conveyancing panel. Could you or the lender confirm if they are on the panel?
You should phone your lawyer and ask them whether they are on the lender panel. Otherwise you should call Accord Mortgages Ltd who may be able to assist.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Bickley. Do I pick up the keys to the house on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Bickley?
On the day of completion you do not need to attend the conveyancers office in Bickley. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and once they have received this, you should be called to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I am due to move home in August. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Bickley. Conveyancing lawyer was chosen before I stumbled across this page.
On the day of completion you can collect the house keys from your selling agent but this can only happen when the sellers conveyancers advise the agent that they have the completion monies and the keys can be released. You will need to inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a conveyancing in Bickley or a lawyer that specialises in conveyancing in Bickley.
I had an offer accepted on an apartment in Bickley on 15/3/2019, valuation was booked 4 days after, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
My uncle has suggested that I appoint his lawyers for conveyancing in Bickley. Do I take his advice?
Much as we are happy to recommend a Bickley conveyancing lawyer the best way to choose a conveyancing practitioner is to get recommendations from friends or relatives who have experience in using the conveyancer that you are contemplating using.
My cousin is purchasing a ground floor flat in Bickley. He was given a quote by the solicitor connected to the estate agents and it came to £1250 . It was seven years ago since I sold and purchased a house and the fee was £500. Have fees really increased to that extent?
We would recommend that you call 3 or 4 local Bickley conveyancing firms requesting estimates. It is advisable to base your choice not just on cost, but on promptness and on how comprehensive the response is.