Do the Building Society Association intend to launch a online directory to list law firms on the Loughborough BS conveyancing panel for example in Eden Park?
We would not expect to be advised of any intention on the part of the BSA to develop such a register.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Eden Park?
There are many recorded licenced Conveyancers in Eden Park and Solicitor partnerships in Eden Park offering conveyancing We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Is it correct that all Eden Park CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
Some major banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I am expecting a DIP from Bank of Ireland 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 Bank of Ireland recommend any Eden Park solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Eden Park solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I opted to have a survey done on a house in Eden Park ahead of appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some lenders may refuse to grant a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Eden Park. Conveyancing will be smoother if you use a solicitor in Eden Park especially if they are acquainted with such properties in Eden Park.
Am I right to be suspicious about estate agents that I am dealing with are recommending a web based conveyancing firm rather than a High Street Eden Park conveyancing firm?
As with many professional services, often suggestions from connections can be worth their weight in gold. But there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders might all put forward lawyers to appoint. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the right to select your own lawyer. Don't forget that most mortgage providers specify a panel list of solicitors you have to use for the mortgage aspect of your transaction.
I am on look out for some leasehold conveyancing in Eden Park. Before I get started I want to be sure as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Eden Park - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Eden Park conveyancing firm to assist?
Most definitely. We are happy to put you in touch with a Eden Park conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Eden Park flat is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case affected 2 flats. The number of years remaining on the existing lease(s) was 76.75 and 88.83.
My friend mentioned that before choosing a conveyancing lawyer they must be approved by your lender. I am novice purchaser but I have an AIP with Santander and I already have a high street conveyancing lawyer in Eden Park in place. Will HSBC insist on an approved lawyer to be instructed? Does a list of panel solicitors even exist for my conveyancing in Eden Park?
You should instruct a solicitor that is on the HSBC panel. Just call your preferred Eden Park conveyancing lawyer to check if they are on the HSBC panel. If they are not approved you have a number of alternatives open to you here:
- Carry on with your existing Eden Park conveyancing practitioner but HSBC will no doubt appoint a conveyancing practitioner from their conveyancing panel. This will result in additional cost together with potential interruption.
- Get a fresh property lawyer to act in the purchase, obviously checking they are on the HSBC conveyancing panel.
- Convince your conveyancer to seek to join the lender panel.