My husband and I are looking to acquire a home in Repton and are in fact using a Repton conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Alliance & Leicester have this evening contacted us to advise us that they have now hit a problem as our Repton conveyancer is not on their conveyancing panel. What do we do from here?
Where you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Repton lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are nearing an exchange on a flat in Repton and my parents have sent the ten percent deposit to my conveyancing practitioner. I am now advised that as the deposit has been sent from someone other than me my property lawyer needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I advised the bank concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your solicitor is legally required to clarify with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
What does my ID and proof of funds have anything to do with my conveyancing in Repton? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Terms of Engagement that you need to sign should stipulate this. Your lender will also require certain documents to be viewed. Should you refuse to supply identification documents, your solicitor would not be able to accept instructions from you.
I am assisting my niece sell her flat in Repton. Will the solicitor arrange the EPC or should I organise this?
Following the abolition of HIPs, EPC’s was kept a required part of moving house. An energy assessment must be commissioned before the property is placed on the market. This is not as aspect of the sale process that law firms normally organise. If you are instructing a Repton conveyancing lawyer they may be willing to arrange energy performance certificates due to their relationships with reputable local accredited person
We are due to move house in December. Will my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Repton. Conveyancing solicitor was organised prior to coming across your page.
On the day of completion you will need to pick up the keys from the property agent but this should only be done when the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you can tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in locating a conveyancing in Repton or a firm that specialises in conveyancing in Repton.
Is it correct that all Repton CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved firms?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Repton?
Its becoming the norm that commercial conveyancing solicitors in Repton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Repton. The search result sets out definitive data 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 Repton.
For every commercial conveyancing transaction in Repton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Repton commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Repton.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Repton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Repton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Repton you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Repton 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.