My partner and I are buying property in Upper Holloway. My lawyer is not on the lender conveyancing panel. Can I still appoint my Upper Holloway conveyancing solicitor notwithstanding that they are not on the lender approved list?
Your options include
- Complete the purchase with your chosen Upper Holloway solicitor but your lender will undoubtedly appoint a lawyer on their approved list. The net result is additional cost together with probable interruption.
- Choose a new conveyancer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Appeal to your conveyancer to seek to join the mortgage company panel
Our solicitor has uncovered a defect with the lease for the apartment we are buying in Upper Holloway. The other side have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer has advised that he must ensure that the lender is willing to move forward with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. 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.
Do I have to attend the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Upper Holloway so that I can attend their offices when needed.
Nowadays conveyancing panel lawyers for mortgage companies undertake all of the communications via the post, internet or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in the country. Nevertheless you should check if you can still book an appointment to visit conveyancing lawyer if you prefer.
What is the difference between a licensed conveyancer and conveyancing solicitor in Upper Holloway
Two types of professional can perform conveyancing in Upper Holloway namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or purchase of property. Both are duty bound to carry out Upper Holloway conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that all necessary steps will be correctly taken.
Last month we had a mortgage agreed in principle with Bank of Ireland. Upper Holloway conveyancing lawyers are chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland conducted the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Upper Holloway solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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 am intent on selling our home in Upper Holloway and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Upper Holloway. Having lived in Upper Holloway for 4 years we know of no issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You need to check with 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 ailment)