I was informed recently by my IFA that my Danbury solicitor is not on the lender Conveyancing panel. What can I do to check?
You need to contact your Danbury conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
The Danbury conveyancing solicitors that I appointed last week on my house acquisition in Danbury have without warning shut down. I only went with them because I had to have a solicitor on the Principality conveyancing panel and my family Danbury lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will 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 Principality 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 may be able to help.
I am currently in the process of buying my council flat in Danbury. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being pedantic. The Danbury solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Planning on purchasing a flat in Danbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Danbury property lawyer is on the Aldermore conveyancing panel.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Danbury? or I am told that there is an ancient law that could mean that owners of property living in a parish church boundary will be compelled to contribute towards maintenance towards the chancel within the church. Is this suitable for conveyancing in Danbury?
Unless a prior purchase of the house completed post 12 October 2013 you could take it that lawyers handling conveyancing in Danbury to continue to recommend a chancel search and or insurance against a claim.
My father-in-law has suggested that I appoint his conveyancing solicitors in Danbury. Should I choose my own conveyancer?
Much as we are happy to recommend a Danbury conveyancing lawyer it’s preferable to find a conveyancing solicitor is to get referrals from friends or family who have previously instructed the firm you're are thinking of instructing.
I see that you have a search directory identifying firms on the bank conveyancing panel. Do Danbury conveyancing companies pay you a commission if I retain them for my 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 Danbury.