My husband and I are planning to buy a home in Mickleover and have instructed a Mickleover conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Scotland have this evening contacted us to advise us that there is now an issue as our Mickleover conveyancer is not on their conveyancing panel. Is this a problem?
Where you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Mickleover lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I am planning to acquire a house and require a conveyancing solicitor in Mickleover who is on the Norwich and Peterborough Building Society conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Mickleover. We dont recommend any particular firm.
My father informed me that in purchasing a property in Mickleover there may be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Mickleover which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Mickleover should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a terrace house in Mickleover. Our aim is to an extension at the rear at the house.Will the conveyancing process include investigations to see if these alterations were previously refused?
Your solicitor should review the registered title as conveyancing in Mickleover will sometimes identify restrictions in the title deeds which prevent categories of alterations or necessitated the permission of another owner. Certain works require local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am selling my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Mickleover solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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 have been told that property searches are a common cause of hinderance in Mickleover conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Mickleover.
Due to the input of my in-laws I had a survey completed on a property in Mickleover before appointing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some banks may refuse to grant a loan on this type of property.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Mickleover. Conveyancing will be smoother if you use a solicitor in Mickleover especially if they are familiar with such properties in Mickleover.
I am thinking of appointing a conveyancing solicitor in Mickleover for my purchase. Can I review a firm’s record with the legal regulator?
You may find documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.