My fiance and I are looking to purchase a home in Cleveleys and are in fact using a Cleveleys conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Ireland have this morning contacted us to inform me that there is now an issue as our Cleveleys lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Cleveleys lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
My wife and I have just bought a property in Cleveleys. We have since encountered a number of problems with the house which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Cleveleys?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Cleveleys. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a document referred to as a SPIF. If the information is inaccurate, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Cleveleys.
We previously instructed conveyancers located in Cleveleys on the Virgin Money solicitor approved list. They have just billed me a further charge for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. This charge is not dictated by Virgin Money but by your Cleveleys conveyancing practitioner. Numerous firms on the Virgin Money panel will levy ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
Can I be sure that the Cleveleys conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Cleveleys getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your transaction.
My wife and I are in the process of viewing houses in Cleveleys and I am now considering a potential offer. Is it best to have my conveyancer on ‘stand by’? I will be getting a home loan with Virgin Money.
It would be prudent to instigate your search sooner rather than later. 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 estate agent. Given that you are seeking a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
Due to the encouragement of my in-laws I had a survey completed on a property in Cleveleys ahead of appointing solicitors. I have been advised that there is a flying freehold element to the property. The surveyor advised that some banks will not grant a loan on this type of house.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cleveleys. Conveyancing may be slightly more expensive based on your lender's requirements.
My business partner and I are wishing to take over a lease of an office on the high street. Can you recommend solicitors offering no-sale-no costs for commercial conveyancing in Cleveleys for under 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Cleveleys, including the sale and purchase of businesses as well as simply property. If you are intending to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the costs this will depend on the structure and terms of the deal. Please provide us with your contact information or email so as to enable us to supply you with comprehensive commercial conveyancing quote.
Can I determine who is the owner of a property in Cleveleys?
As long as the premises is recorded at the Land Registry, and you have requisite details of the location of the property, you will be able to obtain results from the HM Land Registry of the recorded owner for a for less than a fiver.