I have been recommended a conveyancing solicitor in Cilcain. I need to find out whether they are accepted on the Aldermore approved list of lawyers. Can you assist?
The first thing to do is e-mail your lawyer and ask them whether they are on the lender panel. Alternatively please get in touch with Aldermore who may be able to confirm.
Are all Cilcain Conveyancing Quality Solicitors on the Leeds Building Society conveyancing panel?
It is true that some banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is 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 approved list of firms.
We have a mortgage agreed in principle with TSB. Cilcain conveyancing practitioners are selected. What is the average time that one could expect to receive a mortgage offer from TSB?
There is no definitive answer here. Have TSB completed the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being difficult. The Cilcain solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are insisting on 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.
What can a local search inform me about the house we're purchasing in Cilcain?
Cilcain conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Cilcain conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
My wife and I own a terraced Georgian house in Cilcain. Conveyancing solicitor represented me and The Mortgage Works. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cilcain and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who carried out the work.
Am I better off to go with a Cilcain conveyancing solicitor based in the vicinity that I am buying? We have a good friend who can perform the legal formalities however they are based 300miles away.
The benefit of a high street Cilcain conveyancing practice is that you can attend the office to execute documents, hand in your ID and apply pressure on them where appropriate. They will also have local insight which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and on the whole were happy that must surpass using an unknown Cilcain conveyancing lawyer just because they are based in the area.