Can you clarify what the consequences are if my solicitor is removed from the Clydesdale Solicitor panel ahead of completing my conveyancing in Banbury?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
A colleague pointed out to me me that in purchasing a property in Banbury there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Banbury which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Banbury should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Banbury Conveyancing Quality Solicitors on the Skipton conveyancing list of approved practices?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives 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 panels.
Principality have agreed my home loan in principle, my offer on a apartment in Banbury has been accepted, now what?
Your estate agent will need to be advised as to your solicitor's details (make sure the lawyers are on the lender’s approved list). Contact Principality or the broker and finish off any outstanding forms. Principality will instruct a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Principality will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Banbury.
My wife and I have a semi-detached Victorian property in Banbury. Conveyancing practitioner represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching address. Is it worth asking Yorkshire Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Banbury and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Banbury is the location of the property. Is there any guidance you can impart?
Flying freeholds in Banbury are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Banbury you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Banbury 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.
I am four weeks into a freehold purchase having been referred to solicitors by the high street agent to carry out the conveyancing in Banbury. I am am very disappointed with the quality of service. Can you help me find new lawyers?
A conveyancer would have to be very bad to suggest changing them. Has the mortgage been sent? If so you will need to advise them of the new contact details and ensure the offer are re-sent. Your new conveyancer needs to be on the mortgage company panel to avoid escalating costs and frustration. So that should be your starting point. Our search tool will help you find a bank approved lawyer for your home move in Banbury
I am buying a maisonette mortgage free. My conveyancer has been handed with two distinct evidence of photographic ID, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer acknowledging that the money is in place and that it has come from inheritance and not dealing E's in Ibiza.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Banbury conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.