I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Oughtibridge with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are buying a house in Oughtibridge. It might be a silly question but how we can trust a lawyer? On completion day we have to send funds 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.
My bid for a property was accepted at auction in Oughtibridge. Conveyancing is needed. What happens now?
Having legally bound yourself to purchase you now have to choose a conveyancing practitioner quickly as you are facing a tight deadline in which to complete the property. An auction property will ordinarily have an associated auction set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I am buying a property in Oughtibridge. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
Given that your lender is Clydesdale your lawyer must check the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Oughtibridge.
I am intent on selling our home in Oughtibridge and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Oughtibridge conveyancer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing practice as opposed to a conveyancing solicitor in Oughtibridge. We have lived in Oughtibridge for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with 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)
The deeds to my property can not be found. The conveyancers who conducted the conveyancing in Oughtibridge 5 years ago no longer exist. What do I do?
Assuming the title is registered the details of your proprietorship will be documented by HMLR with a Title Number. It is easy to execute a search at the Land Registry, find your property and order current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I'm purchasing a new build house in Oughtibridge benefiting from help to buy. The builders would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about this side-deal as it will affect my loan with the bank. Should I keep quiet?.
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.
We are 14 days into a freehold purchase having been directed to solicitors by the selling agent to carry out the conveyancing in Oughtibridge. I am am very dissatisfied with the level of service. Can you you assist me in finding new conveyancers?
A solicitor would have to be very bad in order to consider replacing them. Has your mortgage offer been issued? In the event that it has you must make them aware of the replacement lawyer and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the banks approved list to avoid added charges and delays. So that should be your first question of the new conveyancers. Our search tool can help you find a bank approved solicitor for your conveyancing in Oughtibridge