I am expecting a offer of a home loan from Halifax. I would like to instruct a Licensed Conveyancer in Lymington. Does the Halifax Solicitor panel exclude Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The Lymington conveyancing solicitors that I recently instructed on my purchase in Lymington have suddenly shut down. I only went with them because I had to have a lawyer on the Aldermore conveyancing panel and my preferred Lymington lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then inform them straight away so that they can let the sellers know 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 Aldermore 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 help.
I am close to exchanging contracts on the sale of our property in Lymington and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Lymington conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing practice as opposed to a conveyancing solicitor in Lymington. Having lived in Lymington for six years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of 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 health insurance to cover that same illness)
How does conveyancing in Lymington differ for newly converted properties?
Most buyers of new build property in Lymington come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Lymington usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lymington or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Lymington in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you e-mail us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lymington. Conveyancing will be smoother if you use a solicitor in Lymington especially if they regularly deal with such properties in Lymington.
Given that I am about to part with 450k on a house in Lymington I wish to talk to a conveyancer concerning thetransaction ahead of appointing the firm. Can this be arranged?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in Lymington.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Lymington should be the figure that you are charged.