I am buying residence in Coalville. My lawyer is not listed on the lender solicitor list. Can I still appoint my Coalville conveyancing solicitor notwithstanding that they are not on the lender panel?
You must appoint a property lawyer to complete the formalities if you take out a mortgage to purchase your home. They will carry out all the necessary legal checks on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is in order. You may select a Coalville property lawyer of your choice. Nevertheless, where the conveyancing practitioner selected is not on the lender conveyancing panel further costs will be levied as separate legal representation will be need by the bank. Bank panel applications can be submitted, so if your lawyer has not previously applied for membership they should take the chance to apply.
The Coalville conveyancing firm handling our Coalville conveyancing has identified a discrepancy when comparing the information in the valuation survey and what is in the title deeds. My solicitor informs me that he must check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Do the Building Society Association intend to launch a online directory to list solicitors on the Melton Mowbray Building Society conveyancing panel for instance in Coalville?
We have not been informed any intention on the part of the BSA to develop such a register.
Can you help - my lawyer says that chancel insurance is needed on my purchase. What is the level of cover for Coalville conveyancing?
The appropriate level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
We were going to get a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Coalville solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Coalville solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
After shopping around on the internet I have found a Coalville conveyancer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Coalville surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My wife and I are selling our property in Coalville and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Coalville lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing firm rather than a conveyancing solicitor in Coalville. Having lived in Coalville for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
My husband and I are novice buyers - had an offer accepted, yet the agent informed us that the vendor will only issue a contract if we instruct their recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer who is accustomed to conveyancing in Coalville
It is improbable the owners are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Coalville conveyancing solicitors - not the ones that will give their estate agent a kickback or hit his conveyancing targets set by head office.