The Brighstone conveyancing firm handling our Brighstone conveyancing has uncovered a discrepancy when comparing the surveyor’s assumptions in the valuation survey and what is in the title deeds. My solicitor informs me that he needs to ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are buying a flat and need a conveyancing solicitor in Brighstone who is on the Bank of Ireland conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Brighstone.
My fiance and I wish to acquire a newbuild flat in Brighstone with a loan from Clydesdale.We would like to retain our Brighstone conveyancing practitioner but Clydesdale informed us she’s not on their approved list of member firms. We have to appoint a Clydesdale panel solicitor or keep our preferred solicitor and pay for a Clydesdale panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Clydesdale use our lawyer?
No, not really. The mortgage issued to you contains various provisions, a common one being that lawyers will be on the Clydesdale approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Clydesdale
I am helping my aunt sell her property in Brighstone. Will the conveyancing solicitor order the energy assessment or it is for the owner to see to?
Following the abolition of Home Packs, energy assessments was left as a required element of selling a house. An energy performance certificate should be to hand in advance of the property being marketed. This is not something that law firms normally organise. Where you are instructing a Brighstone conveyancing practitioner they might help arrange EPC’s given their contacts with long established local accredited person
My fiancee and I are in the throws of viewing flats in Brighstone and I am about to put in an offer. Should I already have a solicitor in place at this point? I will be getting a mortgage with Bank of Ireland.
It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
Completion of my purchase has taken place for my property in Brighstone. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Should my conveyancer be raising enquiries concerning flooding during the conveyancing in Brighstone.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Brighstone. There are those who purchase a house in Brighstone, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Brighstone. The standard completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to discover if the premises has suffered from flooding. If the residence has been flooded in past and is not notified by the vendor, then a buyer could commence a legal claim for losses stemming from an incorrect response. The buyer’s conveyancers should also commission an environmental search. This will indicate if there is a recorded flood risk. If so, further investigations should be initiated.
I used Arc property Solicitors several years past for my conveyancing in Brighstone. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brighstone of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.