I am expecting a offer of a home loan from Nat West. I would like to employ the services of a Licensed Conveyancer in Calne. Does the Nat West Solicitor panel allow for conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Last January we completed a house move in Calne. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Calne?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Calne. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire referred to as a Seller’s Property Information Form. answers provided is misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Calne.
My bid for a property was accepted at auction in Calne. Conveyancing is needed. What happens now?
Having exchanged you must retain a conveyancing lawyer quickly as you are facing a tight a drop dead date to complete the transaction. All auction property should have a bespoke legal pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You need to pass this on to the lawyer instructed by you at the earliest opportunity. Do make sure that you have funds in order to complete on the on the contractual date .
This question may be naive but I am unseasoned as FTB of a two bedroom flat in Calne. Do I receive the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Calne?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have decided to exercise my right to buy my property in Calne off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I decided to have a survey done on a property in Calne in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend not grant a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Calne. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing lawyer in Calne for my home move. Is there any facility to see a firm’s complaints history with the legal regulator?
Anyone can search for documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.
We had our mortgage agreed in principle on Tuesday with our lender. We have retained a reputable conveyancer in Calne yesterday. This morning, our mortgage adviser called to say that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we had no idea that the mortgage company had a say Is this allowed?
You are at liberty to instruct any conveyancing solicitor you prefer to select including the said conveyancer in Calne but if your bank aren't happy with them you will have to pay an extra fee so the mortgage company can retain their own conveyancer too. It may be possible your solicitor may apply to get included on to the lender panel. Do make the most of online search facilities including lenderpanel.com to find a conveyancing solcitor in Calne on the bank panel. You can go into your high street bank branch in Calne. They can recommend conveyancing solicitors in Calne on the mortgage company panel.