Am I correct in assuming that the fact that my conveyancer in Rugeley is not listed on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Rugeley conveyancing practice and enquire why they are no longer on the approved list for your lender.
Please could you recommend a Britannia allowed Rugeley conveyancing solicitor finish our home move within 10 days? Am I best advised to unstruct a high street Rugeley solicitor or a factory type conveyancer?
We can recommend some very good Rugeley conveyancing firms. You can also walk up the high street in Rugeley. Approach two or three law practices and request to see a conveyancing solicitor for a quote. Discuss your time frames together with the reasons and ask for a commitment on speed. Appoint the lawyer that you trust.
I am currently in the process of buying my council flat in Rugeley. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Planning on purchasing a house in Rugeley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rugeley lawyer is on the Leeds Building Society conveyancing panel.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Rugeley solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rugeley postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Rugeley.
I am downsizing from our house in Rugeley and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Rugeley lawyer would know this is not the case. It does beg the question why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Rugeley. We have lived in Rugeley for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? 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 life insurance to cover that same ailment)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Rugeley?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Rugeley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
In my capacity as executor for the will of my uncle I am selling a property in Cardiff but I am based in Rugeley. My solicitor (who is 250 kilometers from mehas requested that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Rugeley to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Rugeley based