Am I correct in assuming that the fact that my solicitor in Ivybridge is not on my bank's conveyancing panel that there is a problem with the quality of her work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 Ivybridge conveyancing practice and enquire why they are no longer on the approved list for your bank.
Due to move into my new home in Ivybridge next Thursday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not specific to conveyancing in Ivybridge.
If you had a top tip for choosing a conveyancing solicitor in Ivybridge what would it be?
It would be unwise to be tempted by the lowest Ivybridge conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am expecting a OIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Ivybridge solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Ivybridge solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
At last I have had an offer on an apartment in Ivybridge agreed to, the vendors do however have a dependent purchase. The sellers have offered on on an apartment, but it’s not yet tied up, and have viewings of other flats booked. I have chosen a local conveyancing solicitor in Ivybridge. What do I do now? When do I get the mortgage application with Clydesdale started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then valuation, Ivybridge conveyancing search charges, etc). The first course of action is to ensure that your solicitor is on the Clydesdale conveyancing panel. Regarding the next phase this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. During a rising market some buyers would apply for the mortgage with Clydesdale and arrange for the valuation and only if it was satisfactory would they request their solicitor to press on with the conveyancing in Ivybridge.
A colleague recommended that if I am buying in Ivybridge I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Ivybridge conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Ivybridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ivybridge Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Ivybridge Education with plans and statistics, Local Amenities and other useful data about Ivybridge.
What does commercial conveyancing in Ivybridge cover?
Ivybridge conveyancing for business premises covers a wide range of services, supplied by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Our lender agreed in principle to give us a mortgage. We are using a reputable conveyancer in Ivybridge two days ago. A couple of hours ago, our financial adviser phoned to advise us that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we had no idea that the lender had some control over our choice Is this usual?
You are permitted to select any conveyancing solicitor you want to instruct for your conveyancing in Ivybridge nevertheless if your lender aren't happy with them you must fork out an extra fee so your lender can retain their own lawyers. sometimes it is conceivable that your solicitor may apply to get added to the lender panel. Do make the most of internet tools including lenderpanel.com to find a conveyancing solcitor in Ivybridge on the lender panel. You can go into your local mortgage company branch in Ivybridge. They can recommend conveyancing solicitors in Ivybridge on the panel for your mortgage company.