My Conveyancer in Birstall is not on the Bank of Scotland Solicitor Panel. Can I still retain my family solicitor even though they are excluded from the Bank of Scotland approved list?
Your options are as follows:
- Carry on with your preferred Birstall lawyers but Bank of Scotland will need to instruct a lawyer on their panel. This will result in additional overall conveyancing charges and cause frustration.
- Get a new practitioner to act in the purchase, remembering to check they are Bank of Scotland approved.
- Persuade your Bank of Scotland solicitor to try to join the Bank of Scotland panel
We had instructed conveyancers locally in Birstall on the UBS solicitor approved list. They are now charging me a further sum for dealing with the UBS mortgage. Is this an additional conveyancing fee set by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. This fee is not set by UBS but by your Birstall lawyer. Some firms on the UBS panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Birstall building society branch on various occasions and was told they are content with the situation and they will lend. My Birstall conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Your conveyancer must follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being a right pain. The Birstall solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
Are there restrictive covenants that are commonly identified during conveyancing in Birstall?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Birstall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Birstall is the location of the property. Can you shed any light on this issue?
Flying freeholds in Birstall are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Birstall you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birstall may ascertain 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 property.
I have been sourcing a conveyancing solicitor in Birstall for my sale. Is it possible to see a solicitor's record with the legal regulator?
One may read documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.
I require the services of a mortgage company panel solicitor in Birstall. Could you help me?
It is not clear why you need a Birstall panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Birstall are on their panel . If you do find such a firm in Birstall not listed please direct them to our site to list. After all the cost is only one £1 a month