I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Lechlade with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
is it true that all Lechlade solicitor firms on the Nationwide conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
We were going to get a AIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Lechlade solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Lechlade solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I have instructed a Lechlade lawyer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lechlade postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Lechlade.
I used Stirling Law several years ago for my conveyancing in Lechlade. Now, I need the files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Lechlade of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Lechlade differ for newly converted properties?
Most buyers of new build or newly converted property in Lechlade approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Lechlade usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lechlade or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Lechlade is where the house is located. Can you offer any guidance?
Flying freeholds in Lechlade are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lechlade you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lechlade may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I best advised to instruct a Lechlade conveyancing practitioner who is local to the property I am buying? I have an old university friend who can handle the conveyancing but they are based a couple of hundredkilometers away.
The primary upside of using a local Lechlade conveyancing firm is that you can attend the office to execute paperwork, present your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were content that should outweigh using an unfamiliar Lechlade conveyancing lawyer just because they are local.