Examples of recent questions relating to the Godiva Mortgages Conveyancing Panel from members of the public
Is the fact that my solicitor is not isted on the Godiva Mortgages Solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 3 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Godiva Mortgages.
Our lawyer has uncovered a legal deficiency with the lease for the apartment we are buying. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the Godiva Mortgages conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is Godiva Mortgages?
Just because you have a mortgage offer from Godiva Mortgages does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the CML Handbook Requirements. You and Godiva Mortgages are the client. The appropriate lender requirements must be adhered to by the Godiva Mortgages conveyancing panel who has to balance acting for you and Godiva Mortgages
Do I have to visit the offices of the Godiva Mortgages conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Manchester
so that I can pop in to their offices when needed.
Most conveyancing panel lawyers for Godiva Mortgages undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
We're in Birmingham, FTBs buying with a mortgage (lender is Godiva Mortgages , but our solicitor is on the Godiva Mortgages conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Godiva Mortgages conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
We were going to get a DIP from Godiva Mortgages this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc).Do the Godiva Mortgages recommend a solicitor on the Godiva Mortgages conveyancing panel, or is it better to go independently
You will need to appoint solicitors independently although you'll need to choose one on the Godiva Mortgages conveyancing panel. The solicitor represents both you and the Godiva Mortgages through the process.
The mortgage over my property is with Godiva Mortgages. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Godiva Mortgages?
Your original mortgage agreement with Godiva Mortgages will provide that you need their approval before letting out your property as this is likely to be a breach of Godiva Mortgages’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Godiva Mortgages directly. You need not do this via a Godiva Mortgages conveyancing panel lawyer.
I recently had an offer accepted on a house. My financial adviser recommended their conveyancers I paid an upfront payment of 175. Soon after the conveyancers contacted me sheepishly admitting that they were not on the Godiva Mortgages conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Godiva Mortgages panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
