Please help. My Canford Cliffs conveyancer is advising me that he is legally obliged toorder Canford Cliffs conveyancing searches asthe firm are on the Lloydsconveyancing panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Canford Cliffs conveyancing searches.
We have agreed to purchase a house in Canford Cliffs. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
As your lender is Nottingham your lawyer must follow the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nottingham where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties nationwide and is not isolated to Canford Cliffs.
I have paid off my mortgage with UBS. I assume I don't need a Canford Cliffs conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
My offer was accepted on a property in Canford Cliffs on 17/6/2021, valuation was booked five days after, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various internet forums that I have come across warn that are the primary cause of stalling in Canford Cliffs conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Canford Cliffs.
How does conveyancing in Canford Cliffs differ for newly converted properties?
Most buyers of new build residence in Canford Cliffs come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Canford Cliffs typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Canford Cliffs or who has acted in the same development.
Given that I will soon part with hundreds of thousands of pounds on a terraced house in Canford Cliffs I would like to talk to a conveyancer about mytransaction in advance of appointing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your conveyancing in Canford Cliffs.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Canford Cliffs should be the amount on the final invoice that you are charged.
Why do I have to provide my conveyancer with numerous items of identification ahead of starting my conveyancing in Canford Cliffs?
Canford Cliffs lawyers are required by the Law Society, SRA, the Land Registry and current Money Laundering Regulations to record that the have checked the identity of their clients. It is also sometimes a requirement of your lender where you are taking a mortgage. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, NI number and DOB.