Our Canford Heath lawyer has identified a difference between the surveyor’s assumptions in the valuation report and what is in the title deeds. My solicitor says that he is obliged to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Canford Heath. Do I receive the keys to the property on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Canford Heath?
On the day of completion you will not be required to go to the conveyancers office in Canford Heath. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
Is it correct that all Canford Heath CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?
Some major banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I am purchasing a property in Canford Heath. An unusual aspect is that the roof has a solar panel. Principality 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 your lender is Principality your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not isolated to Canford Heath.
I am planning on selling our property in Canford Heath and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Canford Heath conveyancer would know this is not the case. It does beg the question why the buyers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in Canford Heath. We have lived in Canford Heath for many years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have justbeen informed that Stirling Law have been shut down. They carried out my conveyancing in Canford Heath for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Canford Heath conveyancing specialists.
Should I be suspicious that third parties that I am dealing with are recommending an online conveyancing firm rather than a local Canford Heath conveyancing company?
As is the case with many service providers, often input from family and friends can be worth their weight in gold. Yet there are lots of parties with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders might all recommend lawyers to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the recommendation. You are at liberty to choose your preferred lawyer. Don't forget that some mortgage providers specify a panel list of conveyancers you have to use for the mortgage related work in your transaction.