I am expecting a mortgage with Nat West. I would like to employ the services of a Licensed Conveyancer in Edenbridge. Does the Nat West Conveyancing panel exclude conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Our Edenbridge solicitor has spotted a discrepancy when comparing the assumptions in the valuation report and what is in the title deeds. My solicitor informs me that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications 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.
My Solicitor in Edenbridge is not listed on the Virgin Money Approved Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the Virgin Money approved list?
The limited options available to you here include:
- Carry on with your preferred Edenbridge solicitors but Virgin Money will need to instruct a solicitor on their panel. This will result in additional overall conveyancing charges and cause frustration.
- Choose an alternative lawyer to act in the purchase, obviously checking they are on the Virgin Money panel
I used Arc property Solicitors a few years ago for my conveyancing in Edenbridge. Now, I need the files however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Edenbridge of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Edenbridge I like with a park and transport links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Edenbridge in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a mortgage the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
Should I be concerned about third parties that I am dealing with are suggesting an online conveyancing firm as opposed to a local Edenbridge conveyancing practice?
As is the case with many professional services, often recommendations from connections can be very helpful. But there are many people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend solicitors to appoint. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the recommendation. You have the right to choose your preferred conveyancer. You need to be aware that some mortgage providers have an approved list of lawyers you are obliged to use for the lender related work in your transaction.