I require conveyancing for an apartment in a relatively new development (6 years built) in Clifton. Almost all the properties have already been disposed of. Is it strictly necessary to order local searches for my conveyancing in Clifton?
You would be opening yourself up to an unnecessary risk in failing carrying out Clifton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your lawyer conducts them. If timings and cost are top of your issues you should discuss with your conveyancer about the option of search insurance
Are the Clifton conveyancing solicitors identified as being on the RBS conveyancing panel, together with their details provided by RBS?
Clifton conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Is it the case that all Clifton conveyancing solicitors on the Clydesdale conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I am buying a property in Clifton. An unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Virgin Money your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Virgin Money where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Clifton.
I am selling my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being problematic. The Clifton solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
It has been 3 months following my purchase conveyancing in Clifton completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey completed on a property in Clifton before appointing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some banks tend not issue a mortgage on a flying freehold property.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Clifton. Conveyancing will be smoother if you use a solicitor in Clifton especially if they are accustomed to such properties in Clifton.
I note that you have a search directory listing solicitors on the lender conveyancing panel. Do Clifton conveyancing companies pay you a commission if I instruct them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Clifton.