My partner and I are acquiring property in Pratt's Bottom. My Conveyancer is not on the lender solicitor list. Is it possible for me to retain my Pratt's Bottom conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
One must appoint a solicitor to complete the formalities if you take out a mortgage to buy your property. They will carry out all the necessary investigations on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. You may select a Pratt's Bottom solicitor of your choosing. Nevertheless, if the solicitor selected is not a member of the bank approved list additional charges will be incurred as separate legal representation will be need by the mortgage company. Lender panel applications can be submitted, so if your conveyancer has not historically applied for membership they should take the opportunity to apply.
Me and my partner are due to complete on the purchase of a property in Pratt's Bottom but as a consequence of wreckage from the recent storms I have managed to agree compensation from the vendor of £2k by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process but Aldermore will not agree to this. Why were they informed?
The solicitor that is on the Aldermore conveyancing panel is required to inform Aldermore of any changes to the purchase price. If you prohibit your property lawyer to disclose the reduction to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new lawyer for your conveyancing in Pratt's Bottom.
How up to date is your search tool for Pratt's Bottom conveyancing solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?
Pratt's Bottom conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
Is it correct that all Pratt's Bottom CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
It is true that some lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
is it true that all Pratt's Bottom solicitor firms on the Clydesdale conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
At last I have had an offer on a maisonette in Pratt's Bottom accepted, but there is a chain. The sellers have put an offer on somewhere, but it’s not yet tied up, and are looking at other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Pratt's Bottom. What do I do now? At what stage should I apply for the mortgage with UBS?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Pratt's Bottom conveyancing search costs, etc). First, you should ensure that your solicitor is on the UBS approved list. As to the subsequent stages this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a buoyant market many purchasers will apply for the mortgage with UBS and arrange for the valuation and only if it was satisfactory would they pay their lawyer to press on with searches.
I used Stirling Law a few years ago for my conveyancing in Pratt's Bottom. Now, I need my files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Pratt's Bottom of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Pratt's Bottom. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pratt's Bottom
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.