We are buying a 1 bedroom flat in Stratford Upon Avon with a mortgage. We like our Stratford Upon Avon solicitor, however the mortgage company says she’s not on their "panel". It seems we have no option but to use one of the mortgage company panel firms or retain our Stratford Upon Avon solicitor as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. 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 Stratford Upon Avon conveyancing solicitor to apply to be on the conveyancing panel.
Last May we completed a house move in Stratford Upon Avon. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Stratford Upon Avon?
The question is vague as what problems have arisen and if they are unique to conveyancing in Stratford Upon Avon. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor fills in a document called a SPIF. If the information ends up being inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Stratford Upon Avon.
We note that you have a post code search directory identifying solicitors on the Clydesdale conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Stratford Upon Avon?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stratford Upon Avon.
I used Wolstenholmes a few years ago for my conveyancing in Stratford Upon Avon. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Stratford Upon Avon of the conveyancing firm of solicitors you previously used, 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 issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Stratford Upon Avon is the location of the property. Is there any advice you can impart?
Flying freeholds in Stratford Upon Avon are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stratford Upon Avon 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 Stratford Upon Avon may decide 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 premises.
Is it simple use the search app to find a conveyancing solicitor in Stratford Upon Avon on the authorised to act for my bank?
First pick a bank such as Nationwide Building Society, Barnsley Building Society or Britannia then choose your preferred area for example Stratford Upon Avon. Conveyancing firms in Stratford Upon Avon and further afield should be identified.