It has come to my attention via my IFA that my Surbiton solicitor is not on the lender Conveyancing panel. How can I check?
Your first step should be to contact your Surbiton conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
All was ready to move into my new home in Surbiton next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the bank expect the insurance to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not specific to conveyancing in Surbiton.
There are numerous conveyancing solicitors in Surbiton but how do I know who I should use?
It would be unwise to be tempted by the cheapest Surbiton conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We had appointed conveyancing lawyers based in Surbiton on the Virgin Money solicitor panel. They have just billed me a supplemental fee for handling the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer can levy a fee for this. This charge is not dictated by Virgin Money but by your Surbiton conveyancer. Numerous firms on the Virgin Money panel will charge ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Surbiton. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is RBS your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for RBS. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and lawyers are required to report to RBS where a lease fails to meet these requirements. The conditions relate to the installation of panels on properties nationwide and is not restricted to Surbiton.
I need some expedited conveyancing in Surbiton as I am under a deadline to exchange contracts in less than 3 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you have the choice not to do searches although no lawyer would advise that you don't. With lots of history conveyancing in Surbiton the following are instances of issues that can crop up and adversely impact future mortgageability: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...
My wife and I have a semi-detached Edwardian house in Surbiton. Conveyancing lawyer represented me and National Westminster Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Surbiton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing solicitor who carried out the work.
I am considering using an online conveyancing practitioner rather than a Surbiton conveyancing practice. Should I ‘stay local’?
There are advantages of being able to visit a local Surbiton conveyancing solicitor such as
- signing papers and and when necessary
- often being able to see someone face-to-face can make a huge difference, particularly for more complex transactions
- the ability to raise concerns if matters are not going as expected
When comparing quotes, look out for hidden extras. The majority decent Surbiton high street solicitors give an all-inclusive price. Many online agents appear to offer low cost fees, yet have burried 'extras' in the fine print.