Would the conveyancing practitioners that are recommend handle auction conveyancing in Rugeley?
We know of a number of auction solicitors we can connect you with those who can conduct auction conveyancing. Rugeley is one of hundreds of locations in which our lawyers have a presence.
My husband and I are purchasing a 2 bedroom flat in Rugeley with a mortgage from Barclays Direct.We use our Rugeley conveyancing lawyer but Barclays Direct informed us she’s not listed on their "panel". It seems we have no choice but to instruct a Barclays Direct panel lawyer or retain our preferred solicitor and pay for a Barclays Direct panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan offered to you contains terms and conditions, one of which will be that solicitors must be on the Barclays Direct approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Barclays Direct
Will our conveyancer be asking questions concerning flooding during the conveyancing in Rugeley.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Rugeley. There are those who buy a property in Rugeley, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Rugeley. The standard information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to discover whether the premises has historically flooded. If flooding has previously occurred which is not disclosed by the seller, then a purchaser may bring a claim for damages stemming from an incorrect response. The purchaser’s conveyancers may also commission an environmental report. This should higlight if there is a recorded flood risk. If so, additional investigations will need to be conducted.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Rugeley is where the house is located. Can you shed any light on this issue?
Flying freeholds in Rugeley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rugeley you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rugeley may ascertain 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.
My husband and I are novice buyers - agreed a price, yet the property agent informed us that the owners will only go ahead if we instruct their chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Rugeley
It is improbable the vendors are behind this. If they require ‘a quick sale', alienating a genuine buyer is counter productive. Try to communicate with the owners directly and explain that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Rugeley conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing figures demanded by senior management.
Me and my fiance have recently had an offer agreed on a property and had an appointment on Tuesday with the Post Office for the mortgage. They advised me that when it comes to appointing a property lawyer that if they are not on their approved list of solicitors then we will incur a further fee of about two hundred pounds. This is is due to the fact that they will then have to appoint a property lawyer to act for them as well as the one we select on our behalf and we will be on the hook for their costs. I have asked the Post Office to provide me with a list so I can obtain estimates only from their approved solicitors but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You can enquire of the Post Office what their panel criteria is for a conveyancer.Then ask the property lawyer of your choice whether they fit that criteria and have they acted on loans for the Post Office in the past. If the answer to those is yes, then just double check with the Post Office. Another option is to use our search tool and we may be able to locate a lawyer in Rugeley on the approved list for the Post Office.