My property lawyer in Bacup is not on the Britannia Solicitor Panel. Is it possible for me to use my prefered solicitor even though they are not on the Britannia panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your preferred Bacup solicitors but Britannia will need to instruct a lawyer on their panel. This will inevitably rack up the overall conveyancing fees and result in delays.
- Choose a new solicitor to to deal with the purchase, obviously checking they are Britannia approved.
- Persuade your Britannia based solicitor to seek to join the Britannia panel
Are all Bacup Conveyancing Quality Solicitors on the Skipton conveyancing panel?
A selection of lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
My fiancee and I are in the process of looking at houses in Bacup and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this stage? I am planning to take a home loan with Virgin Money.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are taking out a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
Barclays have agreed my home loan in principle, my bid on a apartment in Bacup has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (be sure the solicitors are on the bank’s panel). Contact Barclays or your broker and complete any relevant documentation. Barclays will sellect a valuer who will get in touch with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Barclays will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bacup.
Will my solicitor be raising questions regarding flooding as part of the conveyancing in Bacup.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Bacup. Plenty of people will purchase a property in Bacup, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Bacup. The conventional set of information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to determine whether the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the seller, then a buyer may issue a legal claim for losses stemming from an incorrect response. The purchaser’s conveyancers will also carry out an environmental search. This will reveal if there is any known flood risk. If so, further investigations should be carried out.
Are there restrictive covenants that are commonly identified during conveyancing in Bacup?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bacup. 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…’
We're new to the buying process - had an offer accepted, but the agent informed us that the owners will only go ahead if we appoint their preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Bacup
It is highly unlikely the owners are behind this. If they want ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you will continue to use your preferred Bacup conveyancing firm - not the ones that will provide their negotiator at the agency a commission or hit his conveyancing targets set by corporate headquarters.
I today discovered that one of the partners of the law firm undertaking the purchase conveyancing in Bacup is related to the owners that we are buying from. Is this acceptable?
On the basis that there is no conflict of interest this should be fine. Where you are requiring a mortgage then the bank may have a say as many banks have specific instructions concerning this. For example for Halifax Loans as of 24/9/2020, the requirements read as follows :