I'm in the process of switching my current residential home loan to a BTL Norwich and Peterborough Building Society mortgage. I have been informed by my broker that I require a conveyancer for this. I got in contact with the same Talbot Green conveyancing practitioner who dealt with the legals when I initially bought the house. The fee calculation provided of £575 plus disbursements has shocked me as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a little on the high side. If you you were to look around you may be able to reduce the fees marginally by perhaps £125. On the other hand, if you were satisfied with the legal work the firm provided you maylive to rue choosing an a cheaper conveyancer. Don't forget to enquire the conveyancer can represent Norwich and Peterborough Building Society. Do use our search tool to choose a Talbot Green conveyancing firm on the Norwich and Peterborough Building Society approved list of lawyers, which can often include conveyancing solicitors in Talbot Green.
We wanted to use a conveyancing solicitor in Talbot Green for our house move. Our financial adviser informed us that our bank TSB won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most lenders had an appetite for risk which was higher than today. Almost all Talbot Green conveyancing firms would have been on many bank panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms regarding their operations and their employees and establishing certain criteria such a completing on a minimum volume of transactions. Many Talbot Green conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Talbot Green is amongst the thousands of locations where the conveyancers we recommend are are authorised to act for TSB.
Is it the case that all Talbot Green CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
My husband and I have arranged a further advance on our home loan from Co-operative as we want to conduct alterations to our property in Talbot Green. Are we obliged to select a local Talbot Green solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
I am selling my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being pedantic. The Talbot Green solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
We are purchasing a house and the conveyancer has raised the issue of Chancel Repair for which the house could be liable as it falls into the area of such a church. She has suggested insurance. Is this strictly required for conveyancing in Talbot Green
Unless a prior purchase of the house took place post 12 October 2013 you could expect solicitors delivering conveyancing in Talbot Green to continue to recommend a chancel search and or chancel repair liability insurance.
I have been on the look out for a ground for flat up to £235,500 and identified one round the corner in Talbot Green I like with a park and station in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Talbot Green suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the shortness of the lease will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.