It has come to my attention via my mortgage broker that my Wolverley lawyer is not on the mortgage company Solicitor panel. How can I be certain that this is indeed the case?
Your first step should be to contact your Wolverley lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I am the registered owner of a freehold premises in Wolverley yet invoiced for rent, why is this and what is this?
It is rare for properties in Wolverley and has limited impact for conveyancing in Wolverley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Wolverley?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What is the difference between a licensed conveyancer and conveyancing solicitor in Wolverley
There are many registered licenced Conveyancers in Wolverley and Solicitor practices in Wolverley who can assist with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am buying a property in Wolverley. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Santander your lawyer must comply with the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties countrywide and is not isolated to Wolverley.
I am selling my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Wolverley solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
I'm buying a new build house in Wolverley benefiting from help to buy. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my solicitor about this deal as it will jeopardize my mortgage with Barclays . Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to transfer to a new firm as I need to appoint a firm on the Aldermore conveyancing panel. I instructed a family conveyancing solicitor in Wolverley five minutes from me but the firm is not accepted by Aldermore
It would be our pleasure to help you find a conveyancing solicitor in Wolverley on the Aldermore panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Wolverley. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Wolverley.