I plan on purchasing a maisonette in Sutton in Ashfield. My Conveyancer is not listed on the lender approved panel. Am I still permitted to use my Sutton in Ashfield conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?
Various options include
- Proceed with your existing Sutton in Ashfield property lawyer but your lender will need to use a conveyancer from their approved panel. The net result is additional cost and potential delay.
- Get a fresh property lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your solicitor to attempt to join the mortgage company panel
I am only a couple days away from an exchange on a flat in Sutton in Ashfield and my mum and dad have sent the exchange deposit to my solicitor. I am now informed that as the deposit has not come from me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The solicitor is duty bound to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.
It is a dozen years since I purchased my house in Sutton in Ashfield. Conveyancing lawyers have just been appointed on the sale but I can't find the deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be kept by your mortgage company or they could be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Sutton in Ashfield involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would prefer to appoint a Sutton in Ashfield based conveyancing firm?
Do check but the chances are that allocate you one of their panel conveyancers where you take up the "fee-free" offer. Contact the lender and explore if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Sutton in Ashfield.
Last month we had a mortgage agreed in principle with Virgin Money. Sutton in Ashfield conveyancing lawyers were appointed. How long does it take for Virgin Money to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have Virgin Money completed the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being difficult. The Sutton in Ashfield solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
After shopping around on the internet I have found a Sutton in Ashfield conveyancing practitioner having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sutton in Ashfield surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Have purchased a a detached house in Sutton in Ashfield , What is the estimated time for the Land Registry to record my ownership? My Sutton in Ashfield conveyancing solicitor works at snail pace, so I want to check the land registry aspects are concluded.
As far as conveyancing in Sutton in Ashfield is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ subject to the party submitting the application, whether there are errors and if the Land registry have to notify any interested persons or bodies. At present in the region of three quarters of submission are completed within 12 days but occasionally there can be extensive hold-ups. Registration takes place after the buyer has moved in to the premises so post completion formalities is not always primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.