Am I correct in assuming that the fact that my solicitor in Christchurch is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Christchurch conveyancing practice and ask them why they are no longer on the approved list for your bank.
Our god-son is about to exchange on a house that has just been built in Christchurch with a mortgage from Santander. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Are the BSA intent on creating a searchable register to to identify solicitors on the Darlington Building Society conveyancing panel for example in Christchurch?
Lexsure has not been advised of any intention on the part of the BSA to develop such a register.
I can see plenty of information on this site regarding conveyancing in Christchurch but what is your top tip for choosing the right conveyancer in Christchurch
We would encourage you not to base your choice on the cheapest Christchurch conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have agreed to purchase a house in Christchurch. An unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease fails to satisfy these provisions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Christchurch.
I recently had an offer agreed on an apartment in Christchurch. My mortgage broker suggested a solicitor. I paid an on account payment of £175. Shortly after, the conveyancer called me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I decided to have a survey done on a property in Christchurch prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some banks will not grant a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Christchurch. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Christchurch to see if the conveyancing will be more expensive.
I am using a search engine for the term conveyancing in Christchurch it brings up many solicitorslocally. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The preferential method of finding the right conveyancer is through a trusted recommendation, so enquire of colleagues and family who have bought a property in Christchurch or the respected estate agent or financial adviser. Costs for conveyancing in Christchurch vary, so it's advisable to secure a minimum of three fee calculations from different conveyancers. Be sure to secure confirmation that the charges are guaranteed not to rise.