I am expecting a offer of a home loan from Halifax. I would like to use a Licensed Conveyancer in Carshalton. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I recently had an offer accepted on a house in Carshalton. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A few days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a flat in Carshalton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Carshalton property lawyer is on the Lloyds conveyancing panel.
After shopping around on the internet I have found a Carshalton property lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Carshalton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Is it necessary to pay for insurance to address the risk of chancel repairs when purchasing a residence in Carshalton?
Unless a prior acquisition of the property took place post 12 October 2013 you can expect conveyancing practitioners handling conveyancing in Carshalton to remain encouraging a chancel search and or insurance against a claim.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Carshalton is where the house is located. Is there any advice you can impart?
Flying freeholds in Carshalton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Carshalton you would need to get your solicitor to go 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 Carshalton may decide 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.
Do I need to be concerned about estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Carshalton conveyancing company?
As is the case with lots of service providers, often referrals from connections can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and banks may recommend solicitors to select. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to choose your own conveyancer. However, bear in mind that many lenders specify a panel list of lawyers you must use for the lender related work in your home move.
I have been sourcing a conveyancing lawyer in Carshalton for my home move. Can I review a solicitor's complaints history with the legal regulator?
Members of the public can read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training reasons.