I plan on purchasing a maisonette in Blackheath. My property lawyer is not on the bank conveyancing list. Am I still permitted to use my Blackheath conveyancing solicitor notwithstanding that they are not on the mortgage company panel?
Various options include
- Carry on with your existing Blackheath property lawyer but your lender will need to use a conveyancer from their conveyancing panel. The net result is additional fees together with potential interruption.
- Appoint a new lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
- Appeal to your solicitor to seek to join the lender panel
Our solicitor has identified a a legal deficiency with the lease for the flat we are buying in Blackheath. The other side have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must be satisfied that the bank is content with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
Why do I have to pay up front when it comes to conveyancing in Blackheath?
If you are buying a property in Blackheath your lawyer will ask you put them with funds to cover the search fees. Generally this is requested to cover the fees of the conveyancing searches. If any down payment is as part of the sale price then this will be required shortly ahead of contracts are exchanged. Any further balance that is due should be transferred shortly before completion.
How do I find out if the solicitor handling my conveyancing in Blackheath is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Yorkshire Building Society thus spending £175.00 in another set of legal invoice.
Feel free to make the most of the search tool on this web page. Please choose the mortgage company and type ‘Blackheath’ or your location and you will be presented with numerous solicitors based in Blackheath or by proximity to you.
I am being told by my solicitor that lack of right of way insurance is needed on my purchase. What is the level of cover for Blackheath conveyancing?
The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Santander and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Blackheath building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Blackheath conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being a right pain. The Blackheath solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
I have been sourcing a conveyancing practitioner in Blackheath for my remortgage. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
Members of the public may see published Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.