My wife and I are planning to acquire a property in Stoke Newington and have instructed a Stoke Newington conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Clydesdale have this morning contacted us to advise us that there is now an issue as our Stoke Newington conveyancer is not on their approved list of lawyers. Please explain?
Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Stoke Newington solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
How do I check that the solicitor conducting my conveyancing in Stoke Newington is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus spending £192.00 in another set of legal charges.
Please do make the most of the search tool on this site. Please choose the lender and type ‘Stoke Newington’ or your preferred area and you will discover a number of lawyer based in Stoke Newington or nearest you.
Are all Stoke Newington Conveyancing Quality Solicitors on the UBS conveyancing list of approved firms?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I have decided to exercise my right to buy my property in Stoke Newington off the council. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Stoke Newington solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution 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.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Stoke Newington? or I am told that there is a law dating back centuries that could mean that owners of property living in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this relevant for conveyancing in Stoke Newington?
Unless a previous purchase of the house took place post 12 October 2013 you may take it that lawyers handling conveyancing in Stoke Newington to remain encouraging a chancel search and or chancel repair liability insurance.
We're new to the buying process - had an offer accepted, but the selling agent has warned us that the seller will only proceed if we instruct their chosen lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Stoke Newington
We suspect that the owner is unaware of this request. Should the vendor desire ‘a quick sale', alienating a genuine buyer is counter productive. Contact the sellers directly and make sure they comprehend that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Stoke Newington conveyancing lawyers - as opposed tothe ones that will earn the estate agent a kickback or hit his conveyancing figures set by corporate headquarters.
How much experience do your Stoke Newington conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Stoke Newington conveyancing lawyers help thousands of buyers move home every year and assisted lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Stoke Newington conveyancers have worked on recent similar matters.