Me and my partner are purchasing a 3 bedroom flat in Claverley with a mortgage. We like our Claverley lawyer, but the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Claverley conveyancer as well as pay for one of their panel firms to represent them. We consider that this is inequitable; can we not demand that the bank use our Claverley conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. 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. Another option that might be available is for your Claverley conveyancing solicitor to apply to be on the conveyancing panel.
It is a dozen years since I acquired my house in Claverley. Conveyancing lawyers have just been appointed on the sale but I am unable to track down the title deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be with your lender or they may stored with the solicitor who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Claverley relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
Me and my partner are buying a property in Claverley. It might be a silly question but how we can trust a lawyer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am buying a 3 bedroom semi in Claverley. We would like to carry out an extension to the side at the property.Will legal conveyancing on the property include enquiries to see if these works are permitted?
Your conveyancer will review the registered title as conveyancing in Claverley can on occasion reveal restrictions in the title deeds which prohibit certain works or require the consent of another owner. Certain works need local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
My wife and I are at the point of looking at flats in Claverley and I am now considering a potential offer. Should I already have a property lawyer appointed at this point? I intend to finance via a mortgage with UBS.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
We are buying a house and the lawyer has mentioned Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this really required for conveyancing in Claverley
Unless a prior acquisition of the property took place post 12 October 2013 you may take it that lawyers carrying out conveyancing in Claverley to continue to recommend a chancel search and or chancel repair liability insurance.
I decided to have a survey completed on a house in Claverley prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will refuse to grant a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Claverley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Claverley to see if the conveyancing costs will increase in light of this.
I have been sourcing a conveyancing solicitor in Claverley for my house move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
You may see documented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.