How do I discover of the solicitor carrying out my conveyancing in Clun is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £175.00 in further conveyancing fees.
Please do take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type ‘Clun’ or your preferred area and you will see numerous conveyancers located in Clun or by proximity to you.
Is it correct that all Clun CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
When it comes to mortgage companies such as Co-operative, do Clun lawyers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being problematic. The Clun solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Clun?
Many commercial conveyancing solicitors in Clun will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Clun. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Clun.
For every commercial conveyancing transaction in Clun it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Clun commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Clun.
I'm converting the mortgage on my primary house to a BTL loan with TSB and intend to use the remaining equity towards further property. The area we are talking about is Clun. Will your solicitors be able to act for the two lenders and link together the two deals?
Do use our search tool on this site to check that the conveyancers are on the appropriate lender panels. Having checked that they are your lawyer will be able to simultaneously deal with the two deals but you should have a chat with you lawyer and specify your expectations and requirements.
Am I better off to use a Clun conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can conduct the conveyancing but her office is over three hundred miles away.
The primary upside of using a local Clun conveyancing practice is that you can attend the office to sign documents, present your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were happy that should outweigh using an unknown Clun conveyancing lawyer solely due to them being Clun based.
I work for a busy estate agent office in Clun where we have witnessed a number of leasehold sales put at risk due to short leases. I have been given contradictory information from local Clun conveyancing firms. Please can you clarify whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Clun Leasehold Conveyancing - A selection of Questions you should ask Prior to buying
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You will want to find out as much as possible concerning the managing agents as they will either make living at the property much simpler or a lot more difficult. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to daily matters such as the tidiness of the common parts. You should not be afraid to ask other tenants what they think of their service. On a final note, be sure you discover the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what it includes. The answer will be important as a) areas can result in problems in the building as the common areas may start to deteriorate where maintenance remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have complete disclosure Can you inform me if there are any major works in the near future that will increase the service charges?