Does a directory service exist listing Principality panel solicitors in Locks Heath on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings viewable online. Where you are looking for a Locks Heath conveyancer on the Principality please use our facility.
Is it the case that all Locks Heath conveyancing solicitors on the Bank of Ireland conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the SRA. Many banks do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
I am selling my apartment. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being problematic. The Locks Heath solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
My relative recommended that where I am purchasing in Locks Heath I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Locks Heath conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Locks Heath around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Locks Heath Education with plans and statistics, Local Amenities and other useful data about Locks Heath.
I have justfound out that Stirling Law have closed. They conducted my conveyancing in Locks Heath for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Locks Heath conveyancing specialists.
I opted to have a survey completed on a house in Locks Heath in advance of appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not issue a mortgage on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Locks Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the estate of my aunt I am disposing of a residence in Cardiff but I am based in Locks Heath. My solicitor (who is 235 miles from merequires that I execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Locks Heath who can witness this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Locks Heath based
My partner and I are purchasing a studio flat in Locks Heath. When we first instructed lawyer, they assured us that they were on all mainstream bank panels. Our mortgage broker called today to say that they are not on the Clydesdale approved list. Should that be true, what should we do? Should we just pick a different lawyer that is on their panel or do we cover the costs for separate representation, with Clydesdale appointing their own preferred solicitor.
When acquiring a property with the benefit of a mortgage it is normal for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to meet. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should call Clydesdale to discover 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 Clydesdale's conveyancing panel and you may continue to use your own Locks Heath solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.