Is the fact that my conveyancer in Peterborough is not identified on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Peterborough conveyancing practice and enquire why they are no longer on the approved list for your lender.
What happens if my solicitor is expelled from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Peterborough?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Are all Peterborough Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being difficult. The Peterborough solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring 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.
After what feels like an age I have had an offer on an apartment in Peterborough accepted, the vendors do nevertheless have a tied purchase. The vendors have placed an offer on somewhere, but it’s not been accepted yet, and are looking at other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Peterborough. What do I do now? When should I get the mortgage application with Kent Reliance started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Peterborough conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the Kent Reliance conveyancing panel. Regarding the next phase this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a rising market some home buyers would apply for a home loan with Kent Reliance and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with searches.
How does conveyancing in Peterborough differ for newly converted properties?
Most buyers of new build residence in Peterborough come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Peterborough tend to buy the land, 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 Peterborough or who has acted in the same development.
What are your top tips when it comes to choosing a Peterborough conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Peterborough conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Peterborough conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
How familiar is the firm with lease extension legislation? How many lease extensions have they completed in Peterborough in the last year?
Leasehold Conveyancing in Peterborough - A selection of Queries Prior to buying
The majority of Peterborough leasehold flats will have a service charge for maintenance of the block set by the landlord. Should you acquire the apartment you will have to meet this charge, normally quarterly during the year. This could vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge for you to pay annual, this is usually not a large sum, say about £50-£100 but you need to check as occasionally it can be prohibitively expensive. It would be a good idea to investigate if the the lease includes any adverse restrictions in the lease. By way of example it is reasonably common in Peterborough leases that pets are not allowed in in a block in Peterborough. If you like the flatin Peterborough but your dog can’t live with you then you have a very difficult compromise. Generally speaking the outlay for major works are not included within service charges, albeit that some managing agents in Peterborough require leaseholders to contribute towards a sinking fund created for the specific intention of establishing a fund for major works.
Me and myfiance and I are in the market for an affordable conveyancing solicitor in Peterborough to assist me in selling my flat. I I am fearful of by bill escalating out of control but with plenty Peterborough conveyancing solicitors to pick from...how do I know which one is best to select?
The best tip when choosing a Peterborough conveyancing practitioner is listen to recommendations from friends or trusted professionals. You are bound to know someone who has used a conveyancing lawyer at some point. Feel free to utilise our tool to compare Peterborough conveyancing quotes