My husband and I are looking to purchase a flat in Chester and are in fact using a Chester conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Halifax have this morning contacted us to inform me that they have now hit a problem as our Chester lawyer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also represent 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 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 don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Chester lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
My lawyer has discovered a defect with the lease for the property we are purchasing in Chester. The other side have suggested defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer has advised that he must be satisfied that the lender is happy with this solution. Who is the client here, us or the bank?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. The appropriate lender provisions must be adhered to.
Have just purchased a probate house at auction in Chester. Conveyancing is needed. What are my next steps?
Given that you are now legally bound yourself to purchase you must appoint a conveyancing solicitor as a matter of priority as you now have a tight deadline in which to complete the property. Every auction property should have an associated auction pack. This should include evidence of title and search results. In the case of leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I am aiming to move house in January. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you suggest a removal company in Chester. Conveyancing firm was found prior to coming across this website.
On the afternoon of completion you can pick up the keys from your estate agent but this should only take place when the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can inform the removal company that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you locate a conveyancing in Chester or a lawyer with expertise in conveyancing in Chester.
We have a mortgage agreed in principle with Yorkshire BS. Chester conveyancing lawyers are appointed. How long does it take for Yorkshire BS to issue the offer to the conveyancer?
Some lenders take longer than others. Have Yorkshire BS conducted the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am buying a property and the conveyancer has referenced Chancel Repair for which the house could be obligated to pay given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly required for conveyancing in Chester
Unless a prior purchase of the property took place post 12 October 2013 you can expect solicitors carrying out conveyancing in Chester to continue to propose a a chancel search and or insurance against a claim.
I'm buying my first flat in Chester with a loan from The Mortgage Works. The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my lawyer about this extras as it would impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to instruct a conveyancing solicitor in Chester for my remortgage. Is there any facility to review a firm’s record with the legal regulator?
Anyone may find documented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 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 callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.