My fiance and I are planning to acquire a house in Carnforth and are in fact using a Carnforth conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Lloyds TSB Bank have this evening contacted us to advise us that they have now hit a problem as our Carnforth lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Carnforth solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
Completed the sale of my flat in Carnforth last January but my buyer keeps texting me to say her solicitor needs to hear from mine. What should my lawyer have done now that I have sold?
Following your disposal your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your lawyer must also evidence that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Carnforth.
My brother-in-law has suggested I instruct a conveyancing solicitor in Carnforth. I I am struggling to find out whether they are accepted on the Clydesdale approved list of lawyers. Could you assist?
The first thing you should do is e-mail the lawyer and enquire whether they are on the lender panel. Alternatively please call Clydesdale who may be able to assist.
We are purchasing a house and the solicitor has mentioned Chancel Repair for which the house may be obligated to pay because it falls into the area of such a church. He has mentioned insurance. Is this really necessary for conveyancing in Carnforth
Unless a prior purchase of the property took place post 12 October 2013 you can expect lawyers conducting conveyancing in Carnforth to remain encouraging a chancel search and or chancel repair liability insurance.
The estate agent has sent us the confirmation of our purchase of a new build flat in Carnforth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Carnforth
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I am 14 days into a leasehold purchase having been referred to conveyancers by the estate agent to execute conveyancing in Carnforth. We are not happy. Can you you assist me in finding new solicitors?
They would have to be really bad in order to consider replacing them. Has the mortgage been sent? If so you must advise them of the new contact details and get the offer are issued to the new lawyers. The conveyancer should be on the banks panel to avoid escalating expenses and delays. So that should be your first question of the new solicitors. The search tool should help you find a lender approved lawyer for your conveyancing in Carnforth