My financial adviser has requested my Rye law firm’s panel reference for the Lloyds conveyancing panel. How do I discover this. I have e-mailed my local Rye office but they don't know it.
You are best placed to get this information from your Rye solicitor . Most Rye law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
What is the first thing I need to know concerning purchase conveyancing in Rye?
Not many law firms or advisers will tell you this but conveyancing in Rye or throughout East Sussex is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the house moving process. For instance, the seller, selling agent and sometimes your mortgage company. Choosing a lawyer for your conveyancing in Rye should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to look after your best interests and to keep you safe.
There is a distinct increase of a "blame" culture- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your solicitor above the other players when it comes to the legal assignment of property.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Rye building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Rye conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.
The conveyancer has to follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being pedantic. The Rye solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
UBS have agreed my home loan in principle, my offer on a property in Rye has been accepted, what happens next?
Your estate agent will need to be advised as to your conveyancing practitioner's details (make sure the conveyancers are on the lender’s panel). Call up UBS or your broker and finalise any appropriate documentation. UBS will instruct a valuer who will get in touch with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. UBS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Rye.
My partner and I are close to exchanging contracts on the sale of our home in Rye and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Rye lawyer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Rye. Having lived in Rye for many years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should 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 life insurance to cover that same sickness)
I have justdiscovered that Stirling Law have been shut down. They carried out my conveyancing in Rye for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest way to check if the property is registered to you, you can make 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 Rye conveyancing specialists.
We have selected a Rye conveyancing solicitor for our home move (FTB’s) and have picked up in the Ts and Cs that they are not covered by the Financial Conduct Authority. Should I be worried or is that standard with conveyancer?
We can't see why they should be. Most solicitor don't lend money. You should check that they are regulated by the SRA, who set specific conditions in relation to amounts sitting on client account.