My partner and I are hoping to acquire a flat in Cringleford and are in fact using a Cringleford conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Nationwide Building Society have this morning contacted us to advise us that they have now hit a problem as our Cringleford lawyer is not on their approved list of lawyers. Please explain?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Cringleford solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am buying a newly constructed apartment in Cringleford and my solicitor is advising me that she has to the lender to disclose incentives from the builder. I am on a tight deadline to exchange contracts and I don't want to prolong deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
The Cringleford conveyancing lawyers that I appointed last week on my house acquisition in Cringleford have without warning closed. I only went with them because I had to have a lawyer on the Barclays conveyancing panel and my family Cringleford lawyer was not. I cut them a cheque for two hundred pounds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
A friend pointed out to me me that in purchasing a property in Cringleford there could be various restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in Cringleford which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Cringleford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Cringleford conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Cringleford obtaining 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 recommend that you speak with the solicitor conducting your transaction.
I have finally had an offer on a maisonette in Cringleford accepted, but there is a chain. The sellers have offered on a property, but it’s not yet tied up, and are looking at other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Cringleford. What do I do now? When should I get the mortgage application with Barclays going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Cringleford conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Barclays conveyancing panel. As to the subsequent stages this very much depends on the circumstances of your case, attraction to this property and on the state of the market. In a buoyant market many purchasers would apply for the mortgage with Barclays and pay for the valuation and only if it comes back ok would they ask their lawyer to press on with the conveyancing in Cringleford.
I am close to exchanging contracts on the sale of our home in Cringleford and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Cringleford conveyancer would know this is not the case. For the life of me I don't know why the buyers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Cringleford. We have lived in Cringleford for 5 years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. 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 life insurance to cover that same ailment)
Hoping to buy a property located in Cringleford and I am already nervous. I couldn't find anything specific about Cringleford. Conveyancing will be needed in due course but do you know about the Cringleford area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Cringleford. In the meantime here are some basic statistics that we found