My wife and I are hoping to buy a house in Middlewich and are in fact using a Middlewich conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Platform Home Loans Ltd have this afternoon contacted us to inform me that there is now an issue as our Middlewich conveyancer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also act for the purchaser's lender. 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 bank 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 Middlewich lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We wanted to use a property lawyer in Middlewich for our home move. Our broker has since notified us that our mortgage company Britannia won't deal with them. Surely this is unfair competition?
Before the recession most banks had a different appetite for risk. Almost all Middlewich conveyancing firms would have been on many bank panels. The FSA in 2010 conducted a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and their employees as well as set certain criteria such a completing on a minimum volume of conveyancing. Many Middlewich conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Middlewich is amongst the many locations where the solicitors we recommend are are authorised to act for Britannia.
My wife and I are at the point of looking at houses in Middlewich and I am about to put in an offer. Is it wise to have my property lawyer on ‘stand by’? I will be getting a mortgage with Clydesdale.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
About to purchase house in Middlewich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Middlewich solicitor is on the Nottingham conveyancing panel.
Our offer on a property in Middlewich has been agreed to, the sellers do nevertheless have an associated purchase. The sellers have placed an offer on on an apartment, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Middlewich. What do I do now? At what stage do I apply for the mortgage with Coventry BS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then survey, Middlewich conveyancing search costs, etc). The first thing to do is check that your property lawyer is on the Coventry BS conveyancing panel. Concerning the subsequent phase this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a buoyant market some buyers will apply for a home loan with Coventry BS and arrange for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Middlewich.
Is it necessary to take out insurance to cover chancel repairs when purchasing a house in Middlewich?
Unless a previous purchase of the property took place after 12 October 2013 you may expect solicitors carrying out conveyancing in Middlewich to continue to advocate a chancel search and or chancel repair liability insurance.
I have recentlybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Middlewich for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The easiest way to check if the property is registered to you, you can carry out 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 Middlewich conveyancing specialists.
We're first time buyers - had an offer accepted, but the property agent advised that the owners will only issue a contract if we instruct their recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer accustomed to conveyancing in Middlewich
It is improbable the vendors are driving this. Should the vendor desire ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your preferred Middlewich conveyancing firm - not the ones that will earn their estate agent a kickback or achieve conveyancing figures demanded by HQ.