Our Scunthorpe solicitor has uncovered an inconsistency between the assumptions in the valuation report and what is in the legal papers for the property. My solicitor says that he needs to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions 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.
Is it the case that all Scunthorpe CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved solicitors?
A selection of banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We have agreed to purchase a house in Scunthorpe. An unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Kent Reliance your lawyer must follow the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease does not meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Scunthorpe.
After what seems like an age I have had an offer on a flat in Scunthorpe agreed to, but there is a chain. The sellers have placed an offer on on an apartment, however it’s not yet tied up, and have viewings of other properties booked. I have selected a local conveyancing solicitor in Scunthorpe. What should be my next step? When do I get the mortgage application with RBS going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Scunthorpe conveyancing search fees, etc). First, you should check that your property lawyer is on the RBS conveyancing panel. Regarding the subsequent phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. During a buoyant market the majority of purchasers will apply for the mortgage with RBS and arrange for the valuation and only if it was satisfactory would they request their lawyer to proceed with the conveyancing in Scunthorpe.
I used Action Conveyancing several years ago for my conveyancing in Scunthorpe. Now, I need the files however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Scunthorpe of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Scunthorpe is where the house is located. Is there any advice you can give?
Flying freeholds in Scunthorpe are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Scunthorpe you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Scunthorpe 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.
My father-in-law has suggested that I use his conveyancers in Scunthorpe. Should I choose my own property lawyer?
Much as we are happy to recommend a Scunthorpe conveyancing lawyer the ideal way to select a conveyancing lawyer is to have feedback from friends or family who have previously instructed the solicitor that you are contemplating using.