We are planning to acquire a property and need a conveyancing solicitor in Alsager who is on the Nottingham solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Alsager.
My husband and I are buying a 2 bedroom flat in Alsager with a residential mortgage from Clydesdale.We use our Alsager conveyancing solicitor but Clydesdale says his firm is not listed on their "panel". It seems we have little choice but to instruct a Clydesdale panel solicitor or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, one of which will be that conveyancers must be on the Clydesdale approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Clydesdale
Are all Alsager Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved practices?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I had a mortgage agreed in principle with Kent Reliance. Alsager conveyancing solicitors were instructed. How long does it take for Kent Reliance to send the offer to the solicitor?
There is no definitive answer here. Have Kent Reliance completed the survey? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Alsager. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
As your lender is RBS your lawyer must check the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for RBS. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease does not meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Alsager.
The deeds to our home can not be found. The solicitors who dealt with the conveyancing in Alsager 4 years ago no longer exist. What do I do?
As long as the title is registered the information relating to your proprietorship will be documented by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, identify your property and order up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Alsager is the location of the property. What do you suggest?
Flying freeholds in Alsager are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Alsager you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Alsager may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I choose a Alsager conveyancing lawyer based in the area that I am purchasing? I have an old university friend who can execute the legal formalities but her office is a couple of hundredkilometers away.
The benefit of a high street Alsager conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and pester them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were content that must outweigh using an unknown Alsager conveyancing lawyer solely due to them being based in the area.