Am I correct in assuming that the fact that my solicitor in Page Green is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Page Green conveyancing firm and ask them why they are no longer on the approved list for your lender.
My aunt informed me that in purchasing a property in Page Green there could 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 anumerous of properties in Page Green which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Page Green should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting the release of further funds on our mortgage from Coventry BS as we wish to carry out a loft conversion to our house in Page Green. Do we need to choose a nearby Page Green solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS would not normally instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being difficult. The Page Green solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
We are selling our home in Page Green and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Page Green. We have lived in Page Green for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Me and my brother have a 4 bedroom Victorian house in Page Green. Conveyancing lawyer represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Page Green and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing solicitor who carried out the work.
How does conveyancing in Page Green differ for newly converted properties?
Most buyers of new build residence in Page Green come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Page Green typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Page Green or who has acted in the same development.
I decided to have a survey done on a house in Page Green in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to grant a mortgage on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Page Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Page Green to see if the conveyancing will be more expensive.