My fiance and I are planning to acquire a home in Goole and have instructed a Goole conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Clydesdale have this morning contacted us to inform me that they have now hit a problem as our Goole conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is standard for the purchasers' lawyers to also represent the purchaser's lender. 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 Quality 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 are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Goole solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I am buying a brand new apartment in Goole and my solicitor is advising me that she is duty bound to the bank to disclose incentives from the seller. I am nearing the developer’s deadline to exchange and I would rather not delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My wife and I have recently appointed a conveyancing solicitor in Goole. I need to find out if they are on the Santander conveyancing panel. Can you or the lender confirm if they are on the panel?
You should phone the conveyancer and ask them if they are on the lender panel. Alternatively you should get in touch with Santander who may be able to confirm.
My bid for a property was accepted at auction in Goole. Conveyancing is required. What happens now?
Having exchanged you will need to hire the services of a conveyancing practitioner quickly as you are faced with a fast approaching a drop dead date to complete the transaction. Every auction property should have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to pass this on to the conveyancer instructed by you ASAP. You also need to ensure that your finances are in place to complete on the date specified in the contract.
We have agreed to purchase a house in Goole. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Goole.
I'm in the throws of looking at apartments in Goole and I am now considering a potential offer. Is it wise to have a solicitor on ‘stand by’? I will be getting a mortgage with Santander.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are taking out a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
It has been three months following my purchase conveyancing in Goole took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am thinking of appointing a conveyancing practitioner in Goole for my purchase. Is it possible to check a solicitor's record with the profession’s regulator?
Anyone may see published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.