The Glossop conveyancing solicitors that just started acting on my purchase in Glossop have suddenly closed. I chose them because I needed a firm on the Santander conveyancing panel and my family Glossop lawyer was not. I paid them £170 on account. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will 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 Santander 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 solicitors should be in a position to help.
If you had a top tip for selecting a conveyancing solicitor in Glossop what would it be?
It would be unwise to be swayed by the cheapest Glossop conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
After months of negotiation I have agreed a price on an apartment in Glossop. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £200. Soon after, the solicitor called me sheepishly admitting that they were not on the Skipton 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 Skipton 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.
Co-operative have agreed my home loan in principle, my bid on a house in Glossop has been accepted, what are the next steps?
Your property agent will wish to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s panel). Contact Co-operative or the financial adviser and complete any appropriate paperwork. Co-operative will instruct a valuer who will get in contact with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Co-operative will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Glossop.
I used Action Conveyancing a few years past for my conveyancing in Glossop. I now require my papers however cannot find the solicitor. What do I do?
Do 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 Glossop of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Glossop with the aid of help to buy. The builders refused to budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not reveal to my lawyer about this side-deal as it could jeopardize my mortgage with the bank. 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.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Glossop is the location of the property. Can you offer any assistance?
Flying freeholds in Glossop are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Glossop you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glossop may decide 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 residence.
Living abroad I am unable to visit my Glossop conveyancing practitioners office to execute documents connected to my conveyancing in Glossop – will this be problematic?
No. Glossop conveyancing solicitors can conduct home moves for clients throughout the rest of the country. It is not necessary for you to be able to visit a Glossop conveyancers office. They can handle all communications using post, email, telephone and fax.