I am nearing exchange of contracts for my house in Clare and the estate agent has just e-mailed to say that the purchasers are changing their law firm. I am told that this is due to the fact that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in Clare ?
UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
We are aiming to move house in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Clare. Conveyancing firm was chosen prior to coming across your page.
On the afternoon of completion you can collect the house keys from your selling agent but this should only take place once the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You will need to tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a conveyancing in Clare or a legal practice with expertise in conveyancing in Clare.
The mortgage over my property is with Skipton for my property in Clare. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
You must advise Skipton before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel lawyer.
I have finally had an offer on a flat in Clare agreed to, the sellers do however have a tied purchase. The owners have placed an offer on a flat, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Clare. What should be my next step? When do I get the mortgage application with Skipton started?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Clare conveyancing search fees, etc). The first thing to do is check that your property lawyer is on the Skipton conveyancing panel. Regarding the subsequent phase this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a hot market many home buyers will apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in Clare.
We are planning on selling our house in Clare and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Clare lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Clare. Having lived in Clare for three years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I have recentlybecome aware that Stirling Law have closed. They conducted my conveyancing in Clare for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clare conveyancing specialists.
I'm remortgaging my existing home to a BTL loan with TSB and intend to use the remaining equity as a deposit on a second house. The neighborhood we are interested in is Clare. Will your conveyancers be able to act for both sets of banks and tie in the conveyances?
Do use our search tool on this site to be sure that the conveyancers are on the appropriate lender panels. Having checked that they are the lawyer should be able to tie up the two transactions but you should talk with you solicitor and communicate your desired outcome and needs.
I need to find a conveyancing solicitor for my conveyancing in Clare. I have stumble upon a site which appears to be the ideal offering If it is possible to get all this stuff completed via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?