Our lawyer has uncovered a a legal deficiency with the lease for the apartment we are purchasing in Market Harborough. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer has advised that he must ensure that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
Is it the case that all Market Harborough CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved solicitors?
Some major banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation 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 solicitors wishing to remain on their approved list of firms.
Last month we had a mortgage agreed in principle with Bank of Ireland. Market Harborough conveyancing lawyers have been selected. How long does it take for Bank of Ireland to send the offer to the solicitor?
Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Market Harborough solicitor on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I have been told that property searches are the number one reason for stalling in Market Harborough house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Market Harborough.
I have justfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Market Harborough for a purchase of a leasehold flat 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest method to check if the property is in your name, 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 Market Harborough conveyancing specialists.
Are there any apps to help locate a Market Harborough solicitor on the Nottingham Building Society conveyancing panel? I have a car and am willing to travel upto 10kilometers to meet the lawyer.
Feel free to make use of the tool on this page. Please pick a lender and your location and you will see a number of Market Harborough conveyancing lawyers located nearest you. We have listed some Market Harborough conveyancing firms at the bottom of this page and you can telephone them to see if they are on the Nottingham Building Society approved list
I need to instruct a conveyancing solicitor in Market Harborough for my purchase. Is it possible to see a firm’s complaints history with the profession’s regulator?
Anyone can search for documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.