We are buying a 1 bedroom apartment in Redfield with a mortgage. We have a Redfield lawyer, but the lender advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Redfield solicitor as well as pay for one of their panel ones to represent them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Redfield conveyancing solicitor to apply to be on the conveyancing panel.
Do the conveyancing solicitors via your comparison service execute attended exchange conveyancing in Redfield?
We do have a number of conveyancing specialists who can conduct attended exchanges. Please e-mail us to secure a costs illustration and details as to dates.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Redfield?
Many commercial conveyancing solicitors in Redfield will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Redfield. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Redfield.
For every commercial conveyancing transaction in Redfield it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Redfield commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Redfield.
I used Stirling Law a few years ago for my conveyancing in Redfield. I now require my file however the law firm has closed. What do I do?
You should 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 Redfield 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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, chain free conveyancing. Redfield is the location of the property. Can you offer any assistance?
Flying freeholds in Redfield are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Redfield you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Redfield may ascertain 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.
Is it necessary during the course of the conveyancing process to attend the offices of the lender conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Redfield as it will be easier to pop in to their offices if required.
Whereas this was necessary ten years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Redfield.