I am obtaining a mortgage with Lloyds. I would like to use a Licensed Conveyancer in Dronfield. Does the Lloyds Solicitor panel include conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I have given 2 months notice to my current landlord and must vacate my let out property in Dronfield by 29/10/2024. Conveyancing on my purchase is underway. Can I complete in three weeks as don't want to have to find short term accommodation?
It is unwise to give notice for your letting unless your lawyer suggests that you should. If you have not previously done so, update to your conveyancer and request that they chase the sellers side, try to an acceptable time-line that everyone will look to achieve
My stepmother informed me that in purchasing a property in Dronfield there could be various restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in Dronfield which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Dronfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting a further advance on our mortgage from Leeds Building Society as we wish to conduct alterations to our home in Dronfield. Do we need to select a nearby Dronfield solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?
Leeds Building Society don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
I recently had an offer accepted on a house in Dronfield. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Yorkshire BS 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 Yorkshire BS 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.
Should my lawyer be making enquiries regarding flooding during the conveyancing in Dronfield.
Flooding is a growing risk for conveyancers dealing with homes in Dronfield. There are those who buy a property in Dronfield, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Dronfield. The standard completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine whether the property has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a buyer could commence a claim for damages stemming from an misleading answer. A buyer’s lawyers should also order an enviro search. This will indicate if there is any known flood risk. If so, further investigations should be carried out.
Is it possible to switch solicitor as I have to select one who is on the Barclays conveyancing panel. I was using a high street conveyancing solicitor in Dronfield five minutes from me but he is not approved by Barclays
We will our best to assist in finding you a conveyancing solicitor in Dronfield on the Barclays panel. Please note that the law firms that we list do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Dronfield. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Dronfield.
We're first time buyers - had an offer accepted, yet the estate agent told us that the seller will only move forward if we instruct the agent's chosen solicitors as they want an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Dronfield
It is highly unlikely the vendors are behind this. If they want ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your preferred Dronfield conveyancing firm - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by HQ.