We are looking to buy a house and require a conveyancing solicitor in Calcot who is on the Barclays conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Calcot.
I had intended to instruct a property lawyer in Calcot for our home move. Our financial adviser has since advised us that our mortgage lenders Virgin Money won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all Calcot conveyancing firms would have been on many bank panels. The financial services regulator in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms concerning their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum number of transactions. Many Calcot conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Calcot is amongst the numerous areas where the lawyers showing on our search results are are approved Virgin Money.
What is the difference between a licensed conveyancer and conveyancing solicitor in Calcot
There are many registered licenced Conveyancers in Calcot and Solicitor firms in Calcot offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being a right pain. The Calcot solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Calcot solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Calcot surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Calcot?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Calcot. 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…’
Taking into account that I am about to spend 450k on a two bedroom apartment in Calcot I would like to have a conversation with the conveyancer about myhouse move ahead of appointing the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Calcot.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Calcot should be the figure that you are charged.
I am thinking of appointing a conveyancing practitioner in Calcot for my remortgage. Is it possible to see a solicitor's complaints history with the profession’s regulator?
Anyone may find presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.