I am in the process of selling my flat in Alford and the estate agent has just called to warn that the purchasers are switching law firm. The reason given is that the mortgage company will only work with property lawyers on their approved list. Why would a leading mortgage company only deal with specific solicitors rather the firm that they want to select to handle their conveyancing in Alford ?
Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
We are buying our first house. The conveyancer has e-mailedto ask if we want to order extra conveyancing searches. We are really unsure what's recommended for conveyancing in Alford
The type of Alford conveyancing searches depends primarily on the property, the location, the possibility of any of these risks, your knowledge of the region and risks, your general appetite to risk. What matters is that you properly appreciate what information the searches could supply. Then you can decide if you consider that you need that search. If unclear, ask the lawyer to explain.
A friend informed me that in purchasing a property in Alford there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Alford which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Alford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Alford Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
It is true that some lenders now utilise CQS as the starting 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 remain on their approved list of firms.
We were going to get a DIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Alford solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Alford solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Alford?
Its becoming the norm that commercial conveyancing solicitors in Alford will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Alford. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Alford.
For each commercial conveyancing transaction in Alford it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Alford commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Alford.
Are there restrictive covenants that are commonly identified as part of conveyancing in Alford?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Alford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am 14 days into a residential purchase having been recommend to conveyancers by the high street agent to do our conveyancing in Alford. I am am extremely dissatisfied with the level of service. Can you help me find new solicitors?
They would need to be very poor in order to consider diss instructing them. Has the mortgage offer been sent? In the event that it has you will need to inform them of the new lawyer and ensure the mortgage documents are re-sent. The conveyancer should be on the banks panel to avoid added expenses and delays. So that should be your first question of the new solicitors. The search tool should assist you in finding a bank approved solicitor for your home move in Alford