Am I correct in assuming that the fact that my conveyancer in Melbourn is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Melbourn conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
The owners of the home we are looking to purchase have instructed a conveyancing firm in Melbourn who has suggested a exclusivity agreement with a non-refundable deposit 10k. Are such agreements appropriate for Melbourn conveyancing transactions?
This kind of agreement is unusual in Melbourn, conveyancers are not keen on them as they detract from focusing on the main conveyancing focus and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no certainty that just because the proprietor has entered into a lock out contract they will sell to you. They may be tempted to break the agreement if they receive sufficient incentive to do so because a wronged purchaser with the benefit of a lockout agreement will still be obliged show losses as a consequence of the breach and this may not equate the extra amount that your seller may obtain by reneging on the contract, no matter how morally unworthy it undoubtedly is.
As someone unfamiliar with the Melbourn conveyancing process what is your top tip you can give me for the legal transfer of property in Melbourn
Not many law firms or advisers will tell you this but conveyancing in Melbourn or throughout Cambridgeshire is often a confrontational experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for conflict between you and others involved in the ownership transfer. E.g., the seller, selling agent and even potentially the bank. Appointing a law firm for your conveyancing in Melbourn is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to protect your legal interests and to protect you.
Every so often a potential adversary may attempt to convince you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your financial adviser may advise you to do something that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am helping my aunt sell her property in Melbourn. Does the conveyancer commission an energy assessment or do I organise this?
Following the abolition of Home Information Packs, energy assessments was maintained a mandatory component of selling a property. An energy assessment should be commissioned prior to the property being put on the market. This is not something that law firms normally organise. If you are instructing a Melbourn conveyancing solicitor they may be able to arrange energy performance certificates due to their relationships with reputable local providers
After weeks of negotiation I have agreed a price on an apartment in Melbourn. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £200. Shortly after, the conveyancer contacted me to say that they were not on the Nationwide 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 Nationwide 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.
After what seems like an age I have had an offer on a flat in Melbourn agreed to, the owners do nevertheless have a dependent purchase. The vendors have offered on a flat, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Melbourn. What should be my next step? When should I get the mortgage application with Leeds Building Society going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then valuation, Melbourn conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Leeds Building Society approved list. Concerning the subsequent steps this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a rising market some home buyers would apply for the mortgage with Leeds Building Society and pay for the valuation and only if it was satisfactory would they ask their lawyer to move forward with searches.
I used Stirling Law a few years past for my conveyancing in Melbourn. Now, I need my files however cannot find the solicitor. 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 Melbourn of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm remortgaging my existing home to a buy to let loan with National Westminster Bank and intend to use the remaining equity as a down payment on further house. The area we are looking at is Melbourn. Will your solicitors be able to act for the two mortgage companies and tie in the conveyances?
Do use our search tool on this page to ensure that the lawyers are approved by both lenders. On the basis that they are your lawyer will be able to connect the two transactions but you should have a chat with you conveyancer and specify your desired outcome and requirements.