I was informed recently by my financial adviser that my Bramhall property lawyer is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?
Your first step should be to call your Bramhall lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
My wife and I are due to exchange on the purchase of a house in Bramhall but as a result of damage from the recent storms I have managed to agree reparation from the vendor of six thousand pounds in the form of a adjustment in the price. This was going to be dealt with as part of amending the contract however UBS are not allowing this. Why were they involved?
Your conveyancer that is on a UBS conveyancing panel is obliged to advise UBS of any variations to the sale price. If you were to refuse your lawyer to notify the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new solicitor for your conveyancing in Bramhall.
Finally the sale completed on my house in Bramhall last October yet the purchaser is e-mailing me to moan that their lawyer is waiting to hear from mine. What should have happened now that I have sold?
After completion of your house sale your lawyer should send the transfer documentation and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also confirm that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Bramhall.
Should my lawyer be raising questions about flooding during the conveyancing in Bramhall.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Bramhall. There are those who acquire a house in Bramhall, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a number of checks that can be carried out by the purchaser or by their lawyers which should give them a better understanding of the risks in Bramhall. The standard property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a purchaser may bring a compensation claim stemming from an misleading response. A buyer’s conveyancers should also carry out an environmental search. This will higlight whether there is a recorded flood risk. If so, further inquiries will need to be made.
As co-executor for the will of my father I am selling a residence in Newport but live in Bramhall. My conveyancer (approximately 235 kilometers awayrequires that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Bramhall who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Bramhall
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.