My financial adviser says he needs my Radcliffe solicitor’s panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have called my local Radcliffe office but they cant find it on their system.
The sensible thing to do is ask for this information from your Radcliffe lawyer . They maintain a central record lender panel numbers.
What happens if my solicitor is suspended from the Aldermore Conveyancing panel ahead of completing my conveyancing in Radcliffe?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
A relative advised me that in purchasing a property in Radcliffe there may be various restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Radcliffe which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Radcliffe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are due to move property in April. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Radcliffe. Conveyancing solicitor was chosen prior to coming across this website.
On the afternoon of completion you can collect the house keys from the property agent but this can only happen once the vendors conveyancers inform the agent that the monies to complete are in and the keys can be collected. You can inform the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can assist you in locating a conveyancing in Radcliffe or a legal practice with expertise in conveyancing in Radcliffe.
After shopping around on the internet I have found a Radcliffe lawyer having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Radcliffe postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Radcliffe.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Radcliffe is where the house is located. What do you suggest?
Flying freeholds in Radcliffe are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Radcliffe you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Radcliffe may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Taking into account that I will soon spend over three hundred thousand on a two bedroom apartment in Radcliffe I wish to have a conversation with the lawyer concerning thehome move prior to appointing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your conveyancing in Radcliffe.There is no ‘factory style conveyancing’ - every client is unique person, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Radcliffe should be the figure that you end up paying.
Do I stop my mortgage payments with RBS as soon as a completion date for my sale in Radcliffe has been set?
No, you should keep meeting any mortgage sums to RBS pending the mortgage being repaid out of the proceeds of sale as part of your Radcliffe conveyancing.