Is the fact that my conveyancer in Whittlesey is not on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
That would most likely be a wrong 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) low volume of transactions (2) the lawyer 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 simply call the Whittlesey conveyancing firm and enquire why they are no longer on the approved list for your lender.
Our god-son is about to exchange on a newly built flat in Whittlesey with a mortgage from Kent Reliance. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We hope to to buy with Loughborough BS. We have called around locally yet am struggling to find a Whittlesey conveyancing firm on the Loughborough BS approved list. Can you assist?
Please do take advantage of the find a lender approved solicitor tool on this web page. Pick the mortgage company and type Whittlesey or your location and you will be presented with a number of lawyer based in Whittlesey or nearest you.
When it comes to lenders such as Nottingham, do Whittlesey conveyancing practitioners have to pay a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
We were going to get a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Whittlesey solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Whittlesey solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
Clydesdale have agreed my home loan in principle, my bid on a flat in Whittlesey has been accepted, what happens next?
Your estate agent will want to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Call up Clydesdale or your broker and finish off any appropriate forms. Clydesdale will appoint a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Clydesdale will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Whittlesey.
We are buying a property and the solicitor has identified Chancel Repair for which the property could be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly required for conveyancing in Whittlesey
Unless a prior purchase of the house completed post 12 October 2013 you may expect conveyancing practitioners carrying out conveyancing in Whittlesey to continue to suggest a chancel search and or insurance against a claim.
We are midway through buying a house in Whittlesey. Conveyancing solicitor has phoned to say the title is "Leasehold". Does this adversely affect the salability of the property?
Whittlesey conveyancing does not usually involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it’s unlikely to affect the value significantly.
At the other extreme, if it's, say, fifty five years it will have a material impact on the saleability, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease provided to your property lawyer.