My partner and I are acquiring our first property. The conveyancer has calledto check if we would like to order supplemental conveyancing searches. We are really unsure what's relevant for conveyancing in Radcliffe
The quantity and type of Radcliffe conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What is important is that you adequately appreciate what information each search could supply. Then you can make a decision if you personally think you need that search. If unclear, ask the lawyer to offer guidance.
Finally the sale completed on my house in Radcliffe last July yet the purchaser is texting me complaining that their conveyancer is waiting to hear from myconveyancer. What should have happened following completion?
Following your house sale your conveyancer should send the transfer documentation and all of the paperwork to the purchaser's conveyancer. If applicable, your conveyancer must also send confirmation that the mortgage has been repaid to the buyers solicitors. There are no post completion requirements unique to conveyancing in Radcliffe.
I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Radcliffe with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Is it the case that all Radcliffe CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved firms?
A selection of lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
Last month we had a mortgage agreed in principle with Clydesdale. Radcliffe conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
There is no definitive answer here. Have Clydesdale done the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my purchase has taken place for my property in Radcliffe. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Will our lawyer be raising enquiries regarding flooding during the conveyancing in Radcliffe.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Radcliffe. There are those who buy a house in Radcliffe, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Radcliffe. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover whether the premises has historically flooded. If flooding has previously occurred which is not revealed by the vendor, then a purchaser may commence a compensation claim stemming from an inaccurate reply. The buyer’s solicitors should also commission an enviro search. This will reveal whether there is any known flood risk. If so, more detailed inquiries should be made.
Due to the advice of my in-laws I had a survey completed on a house in Radcliffe before retaining lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may not give a mortgage on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Radcliffe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Radcliffe to see if the conveyancing will be more expensive.