Can the conveyancing lawyers listed on your site conduct auction conveyancing in Elland?
There are a number of auction practitioners we can connect you with those specialising in auction conveyancing. Elland is just one of the many areas of where our lawyers are based.
Please explain the implications if my lawyer’s firm is removed from the Coventry BS Solicitor panel ahead of completing my conveyancing in Elland?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am helping my sister sell her flat in Elland. Does the conveyancer commission an energy performance certificate or it is for the seller to see to?
After the abolition of Home Packs, energy assessments remained a mandatory part of selling a house. An energy performance certificate needs to be to hand prior to the property being marketed. This is not something that law firms ordinarily arrange. Where you are instructing a Elland conveyancing lawyer they might be willing to arrange EPC’s given their contacts with reputable local energy assessors
Is it the case that all Elland solicitors on the Kent Reliance conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.
The formalities of my purchase has taken place for my property in Elland. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I used Arc property Solicitors a few years past for my conveyancing in Elland. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Elland of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Elland benefiting from help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not disclose to my conveyancer about the deal as it may put at risk my mortgage with Santander. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a property in Elland ahead of instructing solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders may not give a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Elland. Conveyancing may be slightly more expensive based on your lender's requirements.