My wife and I are looking to acquire a house in Adlington and have instructed a Adlington conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Nationwide Building Society have this morning contacted us to inform me that there is now an issue as our Adlington conveyancer is not on their conveyancing panel. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors 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 Accreditation Scheme. Your solicitor 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 solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Adlington solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I am helping my step-mother sell her house in Adlington. Will the conveyancing solicitor commission an EPC or should I organise this?
After the demise of Home Packs, EPC’s was kept a mandatory element of moving property. An energy assessment must be commissioned prior to the property being marketed. This is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a Adlington conveyancing solicitor they may be willing to arrange energy assessments given their relationships with reputable local energy assessors
is it true that all Adlington conveyancing solicitors on the Aldermore conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.
We are getting the release of further monies on our home loan from UBS as we want to carry out a loft conversion to our home in Adlington. Do we need to select a local Adlington solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS do not ordinarily instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS list.
My colleague recommended that if I am purchasing in Adlington I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Adlington conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Adlington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Adlington.
Are there restrictive covenants that are commonly identified during conveyancing in Adlington?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Adlington. 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…’
My uncle has recommend that I instruct his lawyers for conveyancing in Adlington. Should I choose my own property lawyer?
There are no two ways about it the ideal way to choose a conveyancing lawyer is to have referrals from friends or family who have previously instructed the solicitor you're considering.
What range of conveyancing services do Adlington conveyancing organisations supply?
Most Adlington conveyancing solicitors manage to conduct a number of assistance to domestic and agricultural land proprietors, sellers, investors, freeholders and tenants such as:
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Home sale conveyancing in Adlington or nationwide
Home purchase conveyancing in Adlington and further afield
purchase, disposal and subdivision of land Planning and boundary enquiries lifetime mortgages and equity release conveyancing Leasehold conveyancing sales and purchases