My partner and I are looking to buy a house in Eccleston and are in fact using a Eccleston conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays have this evening contacted us to advise us that they have now hit a problem as our Eccleston conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors 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 solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Eccleston solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
As a first time buyer what is the most important piece of guidance you can impart regarding purchase conveyancing in Eccleston?
Not many law firms shout this from the rooftops but conveyancing in Eccleston or throughout Merseyside is an adversarial process. In other words, when it comes to conveyancing there exists lots of room for confrontation between you and others involved in the transaction. E.g., the vendor, property agent and on occasion your lender. Selecting a solicitor for your conveyancing in Eccleston an important selection as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to act in your best interests and to protect you.
We are witnessing a definite increase in the "blame" culture- someone must be blamed for the process taking so long. You should always trust your solicitor above the other players in the conveyancing process.
My wife and I buying a victorian detached house in Eccleston. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property include enquiries to ascertain if these works are permitted?
Your conveyancer should review the deeds as conveyancing in Eccleston can on occasion identify restrictions in the title deeds which prevent certain works or need the permission of a 3rd party. Many extensions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I recently had an offer accepted on a house in Eccleston. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £175. A couple of days later, the conveyancer called me to say that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase maisonette in Eccleston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS 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 Eccleston property lawyer is on the Yorkshire BS conveyancing panel.
I used Arc property Solicitors a few years ago for my conveyancing in Eccleston. Now, I need my documents but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Eccleston of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Eccleston with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my lawyer about the side-deal as it will impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to appoint a conveyancing solicitor for freehold conveyancing in Eccleston. I've chance upon a web site which seems to have the ideal solution If it is possible to get all formalities done via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?