The Netherley conveyancing lawyers that just started acting on my purchase in Netherley have suddenly closed. I only went with them because I needed a lawyer on the Coventry BS conveyancing panel and my preferred Netherley lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I am close to exchanging contracts on the sale of our house in Netherley and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Netherley. Having lived in Netherley for six years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I have justbecome aware that Stirling Law have been shut down. They conducted my conveyancing in Netherley for a purchase of a leasehold flat 10 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Netherley conveyancing specialists.
I'm purchasing a new build house in Netherley with the aid of help to buy. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The property agent told me not inform my lawyer about the extras as it could adversely affect my loan with the bank. Is this normal?.
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 decided to have a survey carried out on a property in Netherley in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks will refuse to give a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Netherley. Conveyancing will be smoother if you use a solicitor in Netherley especially if they regularly deal with such properties in Netherley.
My husband and I are FTB’s - agreed a price, yet the selling agent told us that the seller will only move forward if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a high street conveyancer accustomed to conveyancing in Netherley
It is highly unlikely the owners are behind this. Should the seller want ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Netherley conveyancing lawyers - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing targets demanded by HQ.