I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Burnley with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am buying a house and the lawyer has identified Chancel Repair to which the property could be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this really warranted for conveyancing in Burnley
Unless a prior purchase of the premises took place post 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Burnley to continue to recommend a chancel search and or insurance against a claim.
I used Wolstenholmes several years past for my conveyancing in Burnley. Now, I need my files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Burnley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Burnley with a mortgage from National Westminster Bank. The builders would not budge the price so I negotiated £7000 of extras instead. The sale representative told me not reveal to my conveyancer about the deal as it could jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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.
In my capacity as executor for the will of my uncle I am selling a residence in Swansea but reside in Burnley. My lawyer (who is 250 kilometers from mehas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Burnley to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Burnley based
My solicitors in Burnley have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.