My wife and I are only a couple days away from an exchange on a property in Flitwick and my parents have sent the ten percent deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my solicitor needs to make a notification to my bank. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The solicitor is legally required to check with lender to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
What is the first thing I need to know concerning purchase conveyancing in Flitwick?
Not many law firms shout this from the rooftops but conveyancing in Flitwick and elsewhere in Bedfordshire is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and sometimes the lender. Selecting a solicitor for your conveyancing in Flitwick an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to look after your legal interests and to keep you safe.
We are witnessing a distinct increase of a "blame" culture- someone has to be blamed for the process being so protracted. You must always trust your solicitor ahead of the other players when it comes to the legal assignment of property.
Can you clarify what the consequences are if my solicitor is expelled from the Nationwide Conveyancing panel ahead of completing my conveyancing in Flitwick?
The first thing to point out is that, this is a very rare occurrence. 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 at a cost.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Flitwick?
There are many registered licenced Conveyancers in Flitwick and Solicitor firms in Flitwick who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal aspects of the home buying process. Both can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am expecting a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Flitwick solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Flitwick solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
After weeks of negotiation I have agreed a price on a house in Flitwick. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the property lawyer called me to say that they were not on the Leeds Building Society 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 Leeds Building Society 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.
I am close to exchanging contracts on the sale of our home in Flitwick and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Flitwick. Having lived in Flitwick for three years we know of no issue. Do we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
In what way does the Landlord & Tenant Act 1954 impact my business premises in Flitwick and how can you help?
The particular law that you refer to affords a safeguard to business leaseholders, granting the dueness to make a request to court for a new lease and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Flitwick is one of our many locations in which our lawyers have offices