Are the BSA intent on creating a searchable register to list solicitors on the Earl Shilton BS conveyancing panel for instance in Atherstone?
We have not been informed any plans on the part of the BSA to promote such a register.
Can I be sure that the Atherstone conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Atherstone seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Atherstone property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
After much negotiation I have agreed a price on an apartment in Atherstone. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £150. Soon after, the lawyer called me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am downsizing from our property in Atherstone and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing practice rather than a conveyancing solicitor in Atherstone. We have lived in Atherstone for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I'm buying a new build house in Atherstone benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my lawyer about this extras as it will jeopardize my mortgage with Nationwide Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a property in Atherstone in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks will refuse to give a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Atherstone. Conveyancing will be smoother if you use a solicitor in Atherstone especially if they are familiar with such properties in Atherstone.
Should I go with a Atherstone conveyancing solicitor in close proximity to the house I am buying? An old friend can handle the legal work however her office is over three hundred kilometers away.
The benefit of a local Atherstone conveyancing firm is that you can visit the firm to execute documents, present your ID and apply pressure on them if necessary. Having local Atherstone know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were content that should surpass using an unfamiliar Atherstone conveyancing lawyer solely due to them being based in the area.