My mortgage broker says he needs my Clayton law firm’s panel member for the HSBC conveyancing panel. How do I discover this. I have e-mailed my local Clayton office but they have not responded to me.
The sensible thing to do is ask for this information from your Clayton conveyancing practitioner . Most Clayton law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Me and my partner are due to complete buying a property in Clayton but as a consequence of damage from some water damage at the property I have was able negotiate compensation from the current proprietors in the sum of £3k by way of a deduction in the price. This was going to be addressed as part of a side agreement yet Skipton are not allowing this. Why were they approached?
Your property lawyer that is on the Skipton conveyancing panel is required to disclose to Skipton of any changes to the sale price. If you prohibit your solicitor to disclose the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new conveyancer for your conveyancing in Clayton.
We had selected solicitors locally in Clayton on the Santander solicitor panel. They are now charging me a separate fee for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. This charge is not set by Santander but by your Clayton solicitor. Numerous firms on the Santander panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
How can we tell if a Clayton conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Clayton seeking recommendations is a sensible starting point. 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 advocate that you speak with the lawyer carrying out your transaction.
I have a mortgage with Bank of Ireland for my property in Clayton. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.
My wife and I are intent on selling our house in Clayton and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Clayton conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Clayton. Having lived in Clayton for 5 years we know of no issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must 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 life insurance to cover that same ailment)
I am buying a new build apartment in Clayton. Conveyancing is necessary evil 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 legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Clayton
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
My lawyer in Clayton is asking me for proof of ID documents saying that this is part of his retainer as a conveyancer on the bank Conveyancing panel. Am I being spun a yarn?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Clayton