Am I correct in assuming that the fact that my conveyancer in Kirkdale is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Kirkdale conveyancing practice and ask them why they are no longer on the approved list for your bank.
Is it the case that all Kirkdale CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
A selection of lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We expect to receive a AIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Kirkdale solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Kirkdale solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I was told four weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Kirkdale is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Kirkdale is the location of the property. What do you suggest?
Flying freeholds in Kirkdale are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kirkdale you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kirkdale may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am selling my house. My previous lawyers has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Kirkdale if that makes things easier.
Do use our search tool to help you find a solicitor for your conveyancing in Kirkdale. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I need to instruct a conveyancing solicitor for some conveyancing in Kirkdale. I've stumble across a site which looks to be the ideal solution If there is a chance to get all the legals completed via web that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have finally had an offer on an maisonette in Kirkdale accepted, but there is a chain. The vendors have put an offer on a flat, although it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Kirkdale. What should be my next step? At what stage do I apply for the mortgage with Aldermore?
It is standard to have apprehensions where there is an associated chain given your reluctance to incur costs prematurely (home loan application is in the region of £1k, then valuation, Kirkdale conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Aldermore approved list. Regarding the subsequent steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a buoyant market many purchasers would apply for a home loan with Aldermore and arrange for the survey and only if it comes back ok would they request their conveyancing practitioner to press on with searches.