I am only a couple days away from an exchange on a property in Clare and my mum and dad have transferred the exchange deposit to my conveyancer. I am now advised that as the deposit has not arrived from me my lawyer needs to disclose this to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I disclosed to the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The conveyancer is legally required to clarify with mortgage company to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Do the Building Society Association intend to launch a searchable register to to identify practices on the Coventry BS conveyancing panel for instance in Clare?
Lexsure has not been advised of any intention on the part of the BSA to develop such a search facility.
How can we know in advance if a Clare conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Clare obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.
The formalities of my purchase has taken place for my property in Clare. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have finally had an offer on a maisonette in Clare accepted, the vendors do however have an associated purchase. The sellers have offered on a property, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Clare. What do I do now? When should I get the mortgage application with UBS going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Clare conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the UBS approved list. As to the subsequent stages this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a rising market many home buyers will apply for the mortgage with UBS and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with the conveyancing in Clare.
My wife and I are planning on selling our property in Clare and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Clare conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing firm rather than a conveyancing solicitor in Clare. Having lived in Clare for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I used Arc property Solicitors a few years past for my conveyancing in Clare. Now, I need the documents however cannot find the solicitor. What do I do?
Do contact 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 Clare of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I best advised to choose a Clare conveyancing solicitor who is local to the property I am hoping to buy? An old friend can handle the legal formalities however they are based a couple of hundredmiles drive away.
The primary upside of using a high street Clare conveyancing practice is that you can attend the office to sign documents, hand in your ID and apply pressure on them if necessary. They will also have local intelligence which is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were impressed that must outweigh using an unknown Clare conveyancing lawyer solely due to them being Clare based.