FAQs for the Investec Conveyancing Panel
from members of the public
How easy is it to change a solicitor as I need to find one who is on the Investec conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
Please assist. For no fault of my lawyer but, my purchase conveyancing has been going on for months. The Local Authority Search from Investec was date stamped random date and we have agreed a date for me to move into the property on 10 days inc Day of week eg. Mon. My lawyer says that as she is on the Investec conveyancing panel she needs to redo the searches as they are no longer acceptable to the lender.
A precondition to being on the Investec approved panel is to comply with the CML Handbook requirements (last updated for this lender on Investec)which states that a local authority search be not more than half a year old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Investec.
I have been Googling for competitive conveyancing fees. Can I be assured that all the firms that are listed on your website are on the Investec conveyancing panel?
The law firms on our directory have assured us via an online form that they are on the Investec panel and agreed to advise us to take down their listing in the event of removal off of the Investec panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific firm being on the Investec conveyancing panel is not accurate.
I would like to get my ex-wife taken off the mortgage deeds. Can Investec really insist on which solicitor I can or can not instruct?
You can use any solicitor you like but Investec then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Investec solicitors panel
Why might a lender such as Investec withdraw a mortgage offer?
Lenders such as Investec can withdraw their mortgage offer although this is unusual. In the unlikely event that Investec withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are various possible reasons but here are a few examples:
If the financial circumstances of the borrower have changed to the detriment and the Investec has been notified
Situations where information provided by the borrower that enabled the lender to make a lending decision is fraudulent, incorrect or misleading.
Following advice from the valuer on their lender panel or If the lender has doubts about the effectiveness of the valuation as a result of subsequent events or information received post valuation but pre completion
Where the lender has to take account a recent change in taxation
Where the Lender’s right to possession is fettered in some way
I have instructed a lawyer having made sure that they are on the Investec conveyancing panel. Does my lawyer arrange the survey of the property?
I've read lots of mortgage guides,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the Investec conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Investec will need an independent valuation of the property. Your lawyer will not arrange this. Usually Investec will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Investec you could contact your them to see if they have a list of approved surveyors.
My ex -wife’s name is on the Investec mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Investec mortgage in order to sell?
In terms of the Investec mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Investec in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.