I have just been advised by my estate agent that my Lapworth property lawyer is not on the lender Solicitor panel. How can I be sure that this is correct?
You need to call your Lapworth lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
The Lapworth conveyancing solicitors that just started acting on my house acquisition in Lapworth have without warning shut down. I chose them because I had to have a solicitor on the Kent Reliance conveyancing panel and my previous Lapworth lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. 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 Kent Reliance 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.
My wife and I are in the throws of looking at houses in Lapworth and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a home loan with Barclays.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
I have a mortgage with Clydesdale for my property in Lapworth. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?
Clydesdale must be informed of your intention prior to letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel firm.
My sealed bid on a house in Lapworth has been agreed to, the owners do nevertheless have an associated purchase. The sellers have offered on on an apartment, but it’s not yet agreed to, and have viewings of other flats booked. I have instructed a high street conveyancing solicitor in Lapworth. What do I do now? When should I get the mortgage application with UBS going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Lapworth conveyancing search costs, etc). First, you should check that your conveyancer is on the UBS conveyancing panel. As to the next phase this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a rising market many buyers would apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to press on with searches.
I am buying a house and the conveyancer has raised the issue of Chancel Repair to which the property could be obligated to pay because it falls into the area of such a church. He has recommended insurance. Is this strictly required for conveyancing in Lapworth
Unless a prior acquisition of the house completed post 12 October 2013 you may take it that lawyers carrying out conveyancing in Lapworth to continue to propose a a chancel search and or chancel repair liability insurance.
The deeds to my house are lost. The solicitors who dealt with the conveyancing in Lapworth 10 years ago no longer exist. What are my options?
You no longer need to hold title official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm refinancing my existing property to a BTL mortgage with Virgin Money and I will use the ballance of the raised equity towards further house. The location we are talking about is Lapworth. Will your conveyancers be able to act for the two lenders and tie in the transactions?
Make use of our search tool on this site to check that the solicitors are on the appropriate lender panels. Assuming that they are your lawyer should be able to simultaneously deal with the two deals but you should talk with you conveyancer and specify your expectations and requirements.