My property lawyer in Fleet is not listed on the Bank of Ireland Conveyancing Panel. Can I still retain my family solicitor notwithstanding that they are not on the Bank of Ireland approved list?
Your options are as follows:
- Carry on with your existing Fleet solicitors but Bank of Ireland will need to use a lawyer on their panel. This will inevitably rack up the overall legal charges and cause frustration.
- Get an alternative solicitor to to deal with the conveyancing, not forgetting to check they are Bank of Ireland approved.
- Try to convince your Bank of Ireland solicitor to attempt to join the Bank of Ireland panel
I can see plenty of information on this site about conveyancing in Fleet but what is your top tip for choosing the right conveyancer in Fleet
We would encourage you not to base your choice on the lowest Fleet conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being problematic. The Fleet solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance 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.
About to purchase house in Fleet. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Fleet property lawyer is on the Bank of Ireland conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who dealt with the conveyancing in Fleet 5 years ago have long since closed. What do I do?
Assuming you have a registered title the details of your ownership will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, identify your house and get up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Fleet and how can you help?
The particular law that you refer to provides a safeguard to business leaseholders, giving them the legal entitlement to apply to court for a new lease and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Fleet is one of the hundreds of locations in which our lawyers are located
My step-son is embarking on her first house purchase, the home loan was agreed last week in principle. After the seller agreed the offer on the apartment we called the lender to move forward with his. I was shocked to discover that banks do not accept all property lawyer, they need to be on their approved list, is this correct?
Banks normally imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Fleet lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.