Am I correct in assuming that the fact that my conveyancer in Warfield is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Warfield conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Me and my partner are purchasing our first house. Our conveyancer has messagedto check if we would like to order additional conveyancing searches. Frankly we in the dark as to what's appropriate for conveyancing in Warfield
The type of Warfield conveyancing searches depends entirely on the property, the location, the possibility of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What matters is that you adequately appreciate what information each search could provide. Then you can decide if you personally think you need that search. If uncertain, ask the property lawyer to advise.
My flat in Warfield is up for sale and I have a buyer. Does my solicitor need to be on the Santander conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
I just bought a house at auction in Warfield. Conveyancing is required. What happens now?
Given that you are now legally bound yourself to purchase you should find a conveyancing solicitor quickly as you are faced with a tight a drop dead date to complete the transaction. Every auction property will have an associated legal set of papers. This will include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
After months of negotiation I have agreed a price on a house in Warfield. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being problematic. The Warfield solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
My brother has suggested that I appoint his lawyers for conveyancing in Warfield. Should I find my own solicitor?
Much as we are happy to recommend a Warfield conveyancing lawyer the ideal way to choose a conveyancing practitioner is to have referrals from friends or relatives who have used the conveyancer that you are are thinking of instructing.
The conveyancing solicitors undertaking our conveyancing in Warfield has forwarded documents to review that show the property is unregistered with epitome documents. Is it not the case that all houses in Warfield are registered?
Whilst most properties in Warfield are now registered with HMLR there are still a few that remain unregistered. Any property in Warfield that has been remortgaged since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Warfield property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Warfield conveyancing solicitors should be capable of dealing with this type of conveyancing but where uncertainty reigns the conventional proposition nowadays is for the vendor’s solicitor to undertake the registration formalities first and subsequently sell - this this chain of events will result in a significant delay.