I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in Pratt's Bottom with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?
In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS 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 transaction.
I am due to move home in March. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you recommend a removal company in Pratt's Bottom. Conveyancing firm was organised prior to coming across this site.
On the day of completion you will need to pick up the keys from your property agent however this should only take place once the vendors solicitors advise the agent that they have the completion monies and the keys can be given over. You should tell the removal men that they can start moving you in. We are not in a position to recommend a specific removal company but can assist you in choosing a conveyancing in Pratt's Bottom or a firm that specialises in conveyancing in Pratt's Bottom.
Is it the case that all Pratt's Bottom solicitor firms on the Nationwide conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.
I am expecting a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Pratt's Bottom solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Pratt's Bottom solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I used Arc property Solicitors a few years past for my conveyancing in Pratt's Bottom. Now, I need the files however the law firm is no longer operating. 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 Pratt's Bottom 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 am buying a new build flat in Pratt's Bottom. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Pratt's Bottom
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey completed on a property in Pratt's Bottom prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some lenders tend not issue a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pratt's Bottom. Conveyancing will be smoother if you use a solicitor in Pratt's Bottom especially if they are acquainted with such properties in Pratt's Bottom.
I am not able to attend my Pratt's Bottom conveyancing solicitors office to sign documents connected to my conveyancing in Pratt's Bottom – is this a problem?
Not a problem. Pratt's Bottom conveyancing solicitors can conduct conveyancing transactions for clients wider afield. You are unlikely to be required to attend a Pratt's Bottom conveyancers office. They can handle everything remotely from their Pratt's Bottom office.