I had intended to instruct a conveyancing solicitor in West Bridgford for our home move. Our broker has since notified us that our mortgage company Bank of Ireland won't deal with them. Surely this is unduly restrictive?
A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all West Bridgford conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum volume of conveyancing. Many West Bridgford conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. West Bridgford is one of the hundreds of areas where the solicitors we list are on the panel for Bank of Ireland.
We are buying a 4 bedroom semi-detached house in West Bridgford. Our aim is to convert the garage to an office at the property.Will legal work on the property include investigations to determine if these alterations are prohibited?
Your solicitor will review the deeds as conveyancing in West Bridgford can sometimes reveal restrictions in the title documents which restrict certain works or require the consent of another owner. Many additions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
My wife and I have arranged a further advance on our home loan from Clydesdale as we wish to carry out a loft conversion to our house in West Bridgford. Are we obliged to appoint a high street West Bridgford solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. West Bridgford conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have been told that property searches are the main cause of hinderance in West Bridgford house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in West Bridgford.
How does conveyancing in West Bridgford differ for new build properties?
Most buyers of new build residence in West Bridgford come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is completed. This is because developers in West Bridgford usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Bridgford or who has acted in the same development.
I was recommended by a number of selling agents in West Bridgford to get a quote from a property lawyer on your site. What’s the financial upside for Estate Agents to offer your services rather than a competitor’s?
We don’t make any commission for pointing buyers and sellers to this site. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I have been sourcing a conveyancing practitioner in West Bridgford for my house move. Is there any facility to check a solicitor's record with the profession’s regulator?
Anyone can review published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.