I am not in a position to travel far from Ruxley. Can you please clarify why all Ruxley conveyancing practitioners aren't automatically on all mortgage company panels?
Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in banks and building societies purging less reputable firms from their books of approved conveyancers .
Finally the sale completed on my house in Ruxley last January but my buyer keeps whats apping me to moan that her lawyer is waiting to hear from mysolicitor. What are the post completion sale legalities now that I have sold?
After completion of your sale your lawyer is committed to send the transfer documentation and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer should also evidence that the mortgage has been paid off to the buyers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Ruxley.
My husband and I are buying a newly converted apartment in Ruxley with a homeloan from Nationwide Building Society.We would like to retain our Ruxley conveyancing practitioner but Nationwide Building Society advised that her practice is not listed on their approved list of member firms. It seems we are left with no choice but to instruct a Nationwide Building Society panel firm or keep our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Nationwide Building Society use our lawyer?
Unfortunately,no. The home loan offered to you contains various provisions, a common one being that solicitors needs to be on the Nationwide Building Society approved list. in the past, 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 lawyer to apply to be on the conveyancing panel for Nationwide Building Society
I am close to exchanging contracts on the sale of our property in Ruxley and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Ruxley. We have lived in Ruxley for 5 years we know that this is a non issue. Should we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should 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 sickness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Ruxley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Ruxley
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There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.
My husband and I are first time buyers - had an offer accepted, but the agent advised that the seller will only issue a contract if we use the agent's recommended solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor who is familiar with conveyancing in Ruxley
We suspect that the owner is not behind this ultimatum. If they want ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Ruxley conveyancing firm - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing targets pre-set by HQ.