Some advice if I may. My Reading solicitor is advising me that he is legally obliged toorder Reading conveyancing searches asthe firm are on the Lloydsconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Reading conveyancing searches.
We note that you have a post code search directory listing law firms on the Barclays conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Reading?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Reading.
We have agreed to purchase a house in Reading. A rare aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Virgin Money your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Virgin Money where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Reading.
I am selling my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being problematic. The Reading solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
At last I have had an offer on a maisonette in Reading accepted, the owners do nevertheless have a tied purchase. The vendors have offered on somewhere, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Reading. What should be my next step? At what stage should I apply for the mortgage with Skipton?
It is understandable 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 one thousand pounds, then survey, Reading conveyancing search costs, etc). First, you must check that your solicitor is on the Skipton approved list. As to the next steps this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a hot market many buyers would apply for a home loan with Skipton and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to press on with searches.
What can a local search tell me regarding the house I am purchasing in Reading?
Reading conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search plays an important role in many a Reading conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Reading is where the house is located. Can you shed any light on this issue?
Flying freeholds in Reading are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Reading you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Reading may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am searching for Reading conveyancing quotes online. Can I be sure that all the Reading firms that are listed on your directory are on the lender conveyancing panel?
The law firms on our directory have advised us that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Reading firm being on the lender conveyancing panel is incorrect.