My husband and I are buying property in Rayners Lane. My Solicitor is not on the bank conveyancing panel. Can I still use my Rayners Lane conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?
One will need to appoint a conveyancer to complete the formalities when you require a loan to buy your property. The lawyer will carry out all the necessary investigations on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. One could select a Rayners Lane property lawyer of your choice. However, where the conveyancer selected is not on the mortgage company solicitor panel supplemental fees will be levied as separate legal representation will be need by the mortgage company. Bank panel applications may be submitted, so if your solicitor has not in the past sought membership they can do so.
We note that you have a post code search directory listing law firms on the Leeds Building Society conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Rayners Lane?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Rayners Lane.
The Rayners Lane conveyancing firm that I recently instructed on my purchase in Rayners Lane have suddenly closed. I chose them because I needed a firm on the Barclays conveyancing panel and my family Rayners Lane lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Barclays 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 lawyers should be in a position to assist.
Are all Rayners Lane Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved practices?
A selection of banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
is it true that all Rayners Lane solicitors on the Aldermore conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
Our offer on a semi in Rayners Lane has been agreed to, but there is a chain. The vendors have put an offer on on an apartment, however it’s not been accepted yet, and have viewings of other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Rayners Lane. What should be my next step? At what stage should I apply for the mortgage with TSB?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Rayners Lane conveyancing search costs, etc). The first course of action is to ensure that your conveyancer is on the TSB conveyancing panel. As to the next stages this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. In a buoyant market many purchasers will apply for a home loan with TSB and pay for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Rayners Lane.
I am buying a new build flat in Rayners Lane. Conveyancing is daunting 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 conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rayners Lane
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Rayners Lane is where the house is located. Can you shed any light on this issue?
Flying freeholds in Rayners Lane are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rayners Lane you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rayners Lane 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.