Me and my partner are intending to acquire a 1 bedroom flat in Aylsham with a mortgage. We like our Aylsham lawyer, however the lender advise she’s not on their "panel". We have to appoint one of the lender panel solicitors or keep our Aylsham conveyancing practitioner and pay for one of their panel ones to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. 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 Aylsham conveyancing lawyer to apply to be on the conveyancing panel.
I am purchasing a house for cash in Aylsham. I have resided for the last Seventeen years in Aylsham. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?
In the absence of a home loan, then the vast majority of the Aylsham conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches done, but he has a professional duty to do this. One thing to consider; if you are intend to sell the house one day, it may be of interest to your prospective purchaser what the searches contain. There are plenty of instances where premises with day to day issues can still show up unfavourable search results. A competent conveyancing solicitor in Aylsham should provide you some practical advice concerning this.
I am close to exchanging contracts on the sale of our home in Aylsham and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Aylsham conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Aylsham. Having lived in Aylsham for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of 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 illness)
I used Wolstenholmes a few years past for my conveyancing in Aylsham. Now, I need my documents but the law firm is no longer operating. What do I do?
Do call 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 Aylsham of the conveyancing firm of solicitors you previously hired, 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 element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Aylsham is the location of the property. Is there any advice you can give?
Flying freeholds in Aylsham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Aylsham you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aylsham may ascertain 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 property.
My partner has encouraged me to appoint his lawyers for conveyancing in Aylsham. Should I use them?
Much as we are happy to recommend a Aylsham conveyancing lawyer the best way to find a conveyancing solicitor is to seek feedback from friends or family who have previously instructed the firm you're contemplating using.