I am expecting a mortgage with Halifax. I intend to employ the services of a Licensed Conveyancer in Shortlands. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
What happens if my lawyer’s firm is expelled from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Shortlands?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Shortlands is where the house is located. What do you suggest?
Flying freeholds in Shortlands 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 Shortlands you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shortlands may determine 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.
How do I identify a Shortlands law firm on the Godiva Mortgages Ltd conveyancing panel? I am a keen cyclist and am happy to travel upto 25kilometers to meet the conveyancer.
You can use the tool on this website. Please choose the lender and your location and you will see a number of Shortlands conveyancing lawyers located nearest you. We have detailed some Shortlands conveyancing firms towards the end of this page and you can call them to verify if they are on the Godiva Mortgages Ltd panel
Am I best advised to instruct a Shortlands conveyancing practitioner who is local to the property I am hoping to buy? An old friend can execute the conveyancing but his firm is located 400miles away.
The benefit of a high street Shortlands conveyancing firm is that you can visit the firm to sign paperwork, hand in your ID and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and in the main were content that must trump using an unknown Shortlands conveyancing lawyer just because they are round the corner.
I have just started marketing my garden apartment in Shortlands.Conveyancing is yet to be initiated but I have recently received a quarterly service charge invoice – Do I pay up?
The sensible thing to do is clear the service charge as you normally would given that all ground rent and service charges will be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process