It has come to my attention via my financial adviser that my Dukinfield the law firm I have appointed is not on the lender Conveyancing panel. How can I check?
You need to call your Dukinfield lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Last March we completed a house move in Dukinfield. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Dukinfield?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Dukinfield. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a questionnaire referred to as a Seller’s Property Information Form. answers ends up being misleading, you may have a misrepresentation claim against the seller 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 Dukinfield.
The Dukinfield conveyancing firm that I appointed last week on my house acquisition in Dukinfield have suddenly closed. I chose them because I needed a firm on the Yorkshire BS conveyancing panel and my previous Dukinfield lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
Is it the case that all Dukinfield CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved solicitors?
Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
My fiancee and I are spending time viewing houses in Dukinfield and I am about to put in an offer. Should I already have a solicitor in place at this point? I will be getting a mortgage with Aldermore.
It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are getting a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.
Lloyds have agreed my mortgage in principle, my offer on a flat in Dukinfield has been agreed to, what are the next steps?
Your property agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Telephone Lloyds or the broker and finalise any outstanding forms. Lloyds will sellect a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Lloyds will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dukinfield.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Dukinfield is the location of the property. What do you suggest?
Flying freeholds in Dukinfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dukinfield you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dukinfield may determine 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.
I was pointed in your direction by a number of selling agents in Dukinfield to find a conveyancer on your site. What’s the financial inducement for Estate Agents to promote your lawyers over alternative conveyancing organisations?
We don’t give any financial incentive for directing people our way. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.