My husband and I are hoping to purchase a house in Wollaston and are in fact using a Wollaston conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Clydesdale have this evening contacted us to advise us that there is now an issue as our Wollaston conveyancer is not on their conveyancing panel. Is this a problem?
If you are buying a property needing a mortgage it is usual for the purchasers' lawyers to also represent 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 property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Wollaston solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I am approaching an exchange on a house in Wollaston and my mum and dad have transferred the 10% deposit to my conveyancer. I am now informed that as the deposit has not come from me my conveyancing practitioner needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your solicitor is obliged to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
We are getting a further advance on our mortgage from Bank of Ireland as we wish to conduct renovations to our home in Wollaston. Do we need to select a high street Wollaston solicitor on the Bank of Ireland conveyancing panel to handle the paperwork?
Bank of Ireland don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
I had a mortgage agreed in principle with RBS. Wollaston conveyancing lawyers are chosen. How long does it take for RBS to issue the offer to the lawyer?
There is no definitive answer here. Have RBS conducted the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My wife and I are in the process of looking at flats in Wollaston and I am about to put in an offer. Is it best to have a conveyancing practitioner on ‘stand by’? I am planning to take a home loan with HSBC.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
My company is planning to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no costs for commercial conveyancing in Wollaston for under £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Wollaston, including the sale and acquisition of businesses as well as simply property. If you are intending to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. Regarding the fees these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or phone so as to enable us to provide you with a detailed commercial conveyancing calculation.
I am thinking of appointing a conveyancing solicitor in Wollaston for my sale. Is it possible to review a firm’s record with the profession’s regulator?
One may review documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.
I am hoping to put an offer on a small detached house that seems to be perfect, at a great figure which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Wollaston. Conveyancing advisers have are about to be appointed. Will they explain the issues?
The majority of houses in Wollaston are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Wollaston so you should seriously consider shopping around for a Wollaston conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your lawyer will advise you fully on all the issues.