My fiance and I are hoping to acquire a property in Longton and are in fact using a Longton conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Britannia have this morning contacted us to inform me that there is now an issue as our Longton conveyancer is not on their conveyancing panel. What do we do from here?
Where you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. 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 mortgage company 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 are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Longton solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Me and my partner are purchasing a house in Longton. It might be a silly question but how we can trust a lawyer? On completion day we have to send money into their account. What protection do we have from them run away with our deposit?
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 purchasing a end of terrace house in Longton. We would like to carry out a loft conversion at the property.Will legal investigations on the property include investigations to see if these works are prohibited?
Your solicitor should check the registered title as conveyancing in Longton will sometimes reveal restrictions in the title documents which restrict certain alterations or necessitated the consent of a 3rd party. Many additions call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
About to purchase house in Longton. 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 Skipton 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 Longton conveyancer is on the Skipton conveyancing panel.
We are buying a property and the lawyer has referenced Chancel Repair for which the property could be liable because it falls into the area of such a church. She has recommended insurance. Is this really warranted for conveyancing in Longton
Unless a prior acquisition of the premises completed after 12 October 2013 you can assume that conveyancing practitioners delivering conveyancing in Longton to continue to advocate a chancel search and or insurance against a claim.
I'm buying my first flat in Longton with a loan from The Royal Bank of Scotland. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my solicitor about this extras as it would jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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 was pointed in your direction by a number of property agents in Longton to choose a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your services rather than another?
We refuse to give any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
What do I do if I am unhappy with the conveyancer who handled my conveyancing in Longton?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that occasionally things do go wrong. That being said there is recourse if you were not happy with your conveyancing in Longton. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.