Is the fact that my conveyancer in Honor Oak is not listed on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 Honor Oak conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am purchasing a new build flat in Honor Oak. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Honor Oak you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Honor Oak.
Is there a list of Virgin Money panel conveyancers in Honor Oak on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings open the public over the internet. Where you are seeking to appoint a Honor Oak solicitor on the Virgin Money please make the most of our tool.
I am selling my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Honor Oak solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
HSBC have agreed my mortgage in principle, my offer on a flat in Honor Oak has been agreed to, now what?
Your property agent will wish to be advised as to your property lawyer's details (be sure the solicitors are on the lender’s panel). Contact HSBC or your financial adviser and finish off any appropriate documentation. HSBC will sellect a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. HSBC will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Honor Oak.
I completed on my home on 16 November and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Honor Oak advises it will be recorded in less than a month. Are properties in Honor Oak particularly slow to register?
As far as conveyancing in Honor Oak registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can vary depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. As of today in the region of 80% of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs once the buyer has moved in to the property thus 'speed' is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.
As co-executor for the will of my grandfather I am disposing of a property in Cardiff but live in Honor Oak. My conveyancer (approximately 200 miles awayneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Honor Oak who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Honor Oak
We are soon to acquiring a home in Honor Oak. Conveyancing is not complete but we wish to have the amount we are are purchasing for private from the likes of Zoopla. How do I ensure this is not disclosed?
HMLR by statute are required to specify price sold data on the official title for residential properties countrywide including premises in Honor Oak. The Title Register is a public document, so HM Land Registry would be breaching their statutory obligations if they did not grant access to the register.
You can make a request of the Land Registry to withhold the amount paid entry yet the answer will be a No.