I am not in a position to travel far from Clare. Please explain the reason why all Clare solicitors aren't included on all bank panels?
Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in mortgage companies pruning less reputable firms off their panel of approved property lawyers .
Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in Clare.
The risk of flooding is if increasing concern for lawyers dealing with homes in Clare. There are those who acquire a house in Clare, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a various searches that can be undertaken by the purchaser or by their conveyancers which should give them a better understanding of the risks in Clare. The conventional set of information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover whether the property has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the owner, then a purchaser could commence a claim for damages as a result of such an incorrect response. The buyer’s solicitors will also conduct an enviro search. This will disclose if there is any known flood risk. If so, further inquiries will need to be carried out.
Are there restrictive covenants that are commonly identified as part of conveyancing in Clare?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Clare. 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…’
Over the last few months I have been searching for a ground for flat up to £305k and identified one round the corner in Clare I like with open areas and railway links in the vicinity, however it's only got 49 remaining years left on the lease. I can't really find anything else in Clare in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan that many years may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
How simple is it to swap firm as I have to appoint a firm on the HSBC Bank conveyancing panel. I had appointed a local conveyancing solicitor in Clare five minutes from me but he is not approved by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Clare on the HSBC Bank panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Clare. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Clare.
In my capacity as executor for the will of my father I am disposing of a property in Newport but reside in Clare. My lawyer (who is 250 miles awayneeds me to sign a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Clare to witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Clare based