I do hope you can help me. My Thornhill lawyer is assuring me that he is legally obliged toapply for Thornhill conveyancing searches asthe firm are on the Nat Westconveyancing panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Thornhill conveyancing searches.
We wanted to use a conveyancing solicitor in Thornhill for our house move. Our broker has since advised us that our bank Virgin Money won't deal with them. Why is this not regarded as unduly restrictive?
Mortgage Companies ordinarily restrict either the category or the volume of conveyancing firms on their member panel. A common example of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, some have reduced the amount of solicitor practices they use to represent them. You should note that Virgin Money have no responsibility for the quality of advice provided by any member of Virgin Money Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there are differing views about the level of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Thornhill only carry out a couple conveyances a year.
Please help - my lawyer says that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Thornhill conveyancing?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Is it correct that all Thornhill CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved solicitors?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I have decided to exercise my right to buy my property in Thornhill off the council. I have a mortgage offer with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I require quick conveyancing in Thornhill as I have pressure to exchange contracts in less than 2 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to have searches conducted although no lawyer would suggest that you don't. With lots of history conveyancing in Thornhill the following are instances of what can be revealed and adversely affect the marketability of the property: Enforcement Actions, Overdue Fees, Outstanding Grants, Railway Schemes,...
Are there any apps to assist me to identify a Thornhill law firm on the Clydesdale conveyancing panel? I drive a motor bike and am prepared to travel upto 20miles to meet the lawyer.
You can use the search on this website. Please select a mortgage company and your location and you will see a number of Thornhill conveyancing lawyers located nearest you. We have listed some Thornhill conveyancing firms at the bottom of this page and you can ring them to verify if they are on the Clydesdale member panel
I would like to let out my leasehold flat in Thornhill. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Some leases for properties in Thornhill do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Thornhill Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
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Please inform me if there are any major works in the planning that will add a premium to the maintenance fees? Who are the managing agents? Many Thornhill leasehold properties will be liable to pay a service bill for maintenance of the block invoiced on behalf of the management company. Should you purchase the apartment you will have to meet this charge, normally quarterly throughout the year. This may differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent for you to pay annual, this is usually not a large sum, say around £25-£75 but you need to enquire as on occasion it could be many hundreds of pounds.