I plan on purchasing a ground floor flat in Quedgeley. My Solicitor has never been on on the bank conveyancing list. Am I still permitted to continue with my Quedgeley conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
You must appoint a conveyancer to deal with the legal work required if you take out a loan to buy your home. The solicitor will carry out all the necessary due diligence on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is in order. One may appoint a Quedgeley conveyancing practitioner of your choice. Nevertheless, if the property lawyer selected is not a member of the bank conveyancing panel further costs will be incurred as separate legal representation will be required by them. Lender panel applications can be submitted, so provided your lawyer has not previously applied for membership they should take the chance to apply.
I am purchasing a brand new flat in Quedgeley and my solicitor is informing me that she has to the lender to disclose incentives from the builder. The Estate Agents are hassling me to sign contracts and I would rather not prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
How do I investigate if the solicitor carrying out my conveyancing in Quedgeley is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Accord Mortgages Ltd thus paying £175.00 in another set of legal fees.
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the lender and type ‘Quedgeley’ or your location and you will discover numerous conveyancers offices in Quedgeley or by proximity to you.
Is it the case that all Quedgeley CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved practices?
A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership 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 firms wishing to remain on their panels.
Completion of my remortgage has taken place for my property in Quedgeley. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being difficult. The Quedgeley solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Various online forums that I have come across warn that are a common cause of stalling in Quedgeley house deals. 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 top 10 causes of delays during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Quedgeley.
I have been sourcing a conveyancing practitioner in Quedgeley for my sale. Is there any facility to check a firm’s record with the legal regulator?
You may find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.