Is the fact that my conveyancer in Winterbourne is not identified on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely 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. If you are concerned you should contact the Winterbourne conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Do the conveyancing solicitors listed on your site conduct attended exchange conveyancing in Winterbourne?
There are a few conveyancing experts carrying out personalised exchanges. Do contact us to secure a conveyancing quote and details as to dates.
When can the exchange of contracts happen for purchase conveyancing in Winterbourne and am I required to attend the solicitors office?
Where you are in close proximity to our conveyancing solicitors in Winterbourne you are welcome to attend to sign the paperwork. That being said, the firms we recommend supply a countrywide conveyancing service and provide just as detailed and professional a job for you when dealing with you digitally. The executing of the contract is not the important part. Signing on the dotted line is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Winterbourne)to be in the office at the appropriate time.
We intend to purchase a purpose built apartment in Winterbourne with a residential mortgage from Virgin Money.We use our Winterbourne conveyancing practitioner but Virgin Money informed us she’s not on their "panel". It seems we have little choice but to instruct a Virgin Money panel lawyer or retain our high street solicitor and fork out for a Virgin Money panel lawyer to act for them. This seems very unfair; Can we not simply insist that Virgin Money use our lawyer?
No, not really. The home loan issued to you is subject to its terms and conditions, one of which will be that lawyers will be on the Virgin Money solicitor panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Virgin Money
I'm at the point of viewing apartments in Winterbourne and I am now considering a potential offer. Should I already have a lawyer in place at this stage? I intend to finance via a home loan with Santander.
It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are getting a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
I have decided to exercise my right to buy my property in Winterbourne off the council. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I am selling my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being a right pain. The Winterbourne solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Should my solicitor be raising questions about flooding as part of the conveyancing in Winterbourne.
Flooding is a growing risk for solicitors dealing with homes in Winterbourne. There are those who purchase a house in Winterbourne, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a various checks that may be carried out by the purchaser or by their solicitors which can give them a better appreciation of the risks in Winterbourne. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine if the premises has historically flooded. In the event that the premises has been flooded in past and is not disclosed by the seller, then a buyer may bring a claim for damages as a result of such an inaccurate reply. The buyer’s conveyancers should also order an enviro search. This will higlight whether there is a recorded flood risk. If so, further investigations will need to be made.