My wife and I are buying a ground floor flat in Leconfield. My Solicitor has never been on on the mortgage company solicitor panel. Am I still permitted to continue with my Leconfield conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
One will need to instruct a conveyancing practitioner to deal with the formalities if you take out a loan to buy your property. They will conduct all the essential due diligence on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is in order. You may instruct a Leconfield solicitor of your choosing. Nevertheless, if the property lawyer appointed is not a member of the lender conveyancing panel further costs will be levied as separate legal representation will be required by them. Lender panel applications can be submitted, so if your lawyer has not in the past applied for membership they can do so.
After looking at consumer advice sites for a recommended solicitor in Leconfield, most say that I must use a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Leconfield is one of the numerous areas in England and Wales where there are Accredited lawyers.
Is there a list of Yorkshire BS panel conveyancers in Leconfield on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings open the public over the internet. Where you are looking for a Leconfield property lawyer on the Yorkshire BS please use our tool.
I have paid off my mortgage with Nationwide. I assume I don't need a Leconfield lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being problematic. The Leconfield solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
I used Stirling Law a few years ago for my conveyancing in Leconfield. Now, I need my documents but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Leconfield of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Leconfield with the aid of help to buy. The builders would not reduce the amount so I negotiated 6k of extras instead. The house builders rep told me not inform my conveyancer about this deal as it could put at risk my loan with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I best advised to choose a Leconfield conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can conduct the legal formalities however they are based over three hundred miles drive away.
The benefit of a local Leconfield conveyancing practice is that you can attend the office to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were impressed that should outweigh using an unfamiliar Leconfield conveyancing lawyer just because they are Leconfield based.