My wife and I are purchasing a apartment in Garstang. I might seem paranoid but how we can trust a conveyancer? At some point we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am currently in the process of buying my council flat in Garstang. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being problematic. The Garstang solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
I used Stirling Law several years ago for my conveyancing in Garstang. I now require my file but the law firm is no longer operating. What do I do?
You should contact 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 Garstang 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'm buying my first flat in Garstang with a mortgage from Aldermore. The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not inform my solicitor about this deal as it will jeopardize my loan with Aldermore. Is this normal?.
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.
What tools are available to identify a Garstang law firm on the Clydesdale conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the solicitor.
You can use the tool on this page. Please select a bank and your location and you will see a number of Garstang conveyancing lawyers locally. We have listed some Garstang conveyancing firms towards the end of this page and you can ring them to check if they are on the Clydesdale member panel
What advice can you give us when it comes to finding a Garstang conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Garstang conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Garstang conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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Can they put you in touch with clients in Garstang who can give a testimonial? How many lease extensions has the firm carried out in Garstang in the last 12 months?
Leasehold Conveyancing in Garstang - A selection of Queries before buying
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Best to be warned if changing the roof or some other major work is due shortly to be shared by the leasehold owners and will dramatically impact the level of the service costs or result in a specific invoice. If a Garstang lease has fewer than eighty years it will impact the salability of the apartment. It is worth checking with your bank that they are content with residual term of the lease. A short lease means that you will probably need a lease extension at some point and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the premises for a couple of years in order to be eligible to exercise a lease extension. Who are the managing agents?
I'm remortgaging a house in Garstang. I can find my conveyancer's company on the CLC list, but I can't locate my conveyancer's name on the list. Is this a big problem?
Not all staff in the company must be listed by the regulator. Provided there is someone qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.