I am getting a mortgage offer from Santander. I would like to retain the legal services of a Licensed Conveyancer in Upminster. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I am about to exchange buying a property in Upminster but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of £2k in the form of a reduction in the price. This was going to be dealt with as part of a side agreement yet Clydesdale will not permit this. Why were they approached?
Your conveyancer being on the Clydesdale approved list is duty bound to inform Clydesdale of any amendments to the purchase price. If you were to refuse your solicitor to report the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new property lawyer for your conveyancing in Upminster.
The Upminster conveyancing firm that just started acting on my house acquisition in Upminster have suddenly closed. I only went with them because I had to have a lawyer on the Coventry BS conveyancing panel and my previous Upminster lawyer was not. I paid them funds in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
I require fast conveyancing in Upminster as I am faced with an ultimatum to exchange contracts in less than 2 weeks. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to do searches although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Upminster the following are instances of what can appear and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
I used Action Conveyancing a few years ago for my conveyancing in Upminster. Now, I need the files however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Upminster 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.
I decided to have a survey completed on a house in Upminster prior to instructing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Upminster. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Upminster to see if the conveyancing costs will increase in light of this.