Is the fact that my solicitor in Whittlesey is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 ask them why they are no longer on the approved list for your mortgage company.
Can your site be used to find a Conveyancing solicitor in Whittlesey even if I’m not purchasing or disposing of a house, for instance if I want to buy an office in Whittlesey with a loan from The Royal Bank of Scotland?
Our comparison service is predominantly there to locate residential conveyancing solicitors in Whittlesey but we have listed at the bottom of this page a selection of Whittlesey commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they are also authorised to represent The Royal Bank of Scotland
We wanted to use a property lawyer in Whittlesey for our home move. Our broker informed us that our mortgage company National Westminster Bank won't deal with them. Surely this is unfair competition?
Pre- 2008 most lenders had a different appetite for risk. Almost all Whittlesey conveyancing firms would have been on many lender panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and their employees and set certain criteria such a completing on a minimum volume of conveyancing. Many Whittlesey conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Whittlesey is amongst the many locations where the solicitors showing on our search results are on the panel for National Westminster Bank.
What is the difference between a licensed conveyancer and conveyancing solicitor in Whittlesey
There are many registered licenced Conveyancers in Whittlesey and Solicitor practices in Whittlesey to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Two weeks ago we had a mortgage agreed in principle with Barclays. Whittlesey conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from Barclays?
There is no definitive answer here. Have Barclays completed the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Our sealed bid on a detached house in Whittlesey has been accepted, the owners do however have an associated purchase. The sellers have offered on a flat, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a local conveyancing solicitor in Whittlesey. What should be my next step? When do I get the mortgage application with TSB going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Whittlesey conveyancing search charges, etc). First, you must ensure that your solicitor is on the TSB approved list. As to the subsequent stages this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. In a hot market some buyers will apply for the mortgage with TSB and pay for the valuation and only if it comes back ok would they request their property lawyer to move forward with searches.
2 months have elapsed since my purchase conveyancing in Whittlesey completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Whittlesey is the location of the property. Can you offer any opinion?
Flying freeholds in Whittlesey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Whittlesey you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whittlesey may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.