I can't travel far from Ruxley. I would like to know the logic why all Ruxley conveyancing practitioners aren't included on all lender panels?
Before the recession most mortgage companies exhibited an approach to risk which is different from today. The Financial Services Authority in 2010 conducted a thematic review into fraud which concluded: know the property lawyers on your panel. As a result, lenders have since looked to extract more information from law firms concerning their processes and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Thousands of law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders set.
Finally the sale completed on my house in Ruxley last August but my buyer keeps whats apping daily to moan that her solicitor is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Post completion of your house sale your solicitor is duty bound to forward the transfer deeds and all of the paperwork to the purchaser's lawyers. If applicable, your conveyancer must also evidence that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There are no post completion tasks unique to conveyancing in Ruxley.
My husband and I are buying a newbuild apartment in Ruxley with a loan from Bank of Scotland.We like our Ruxley conveyancing solicitor but Bank of Scotland says she’s not listed on their "panel". We have to appoint a Bank of Scotland panel solicitor or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan issued to you contains various provisions, a common one being that solicitors must be on the Bank of Scotland solicitor panel. in the past, most lenders had large numbers of law firms 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 Bank of Scotland
I am planning on selling our house in Ruxley and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Ruxley. Having lived in Ruxley for many years we know that this is a non issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to 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 life insurance to cover that same ailment)
Just had an offer accepted on a new build flat 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 legal work.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Ruxley
-
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
My husband and I are novice buyers - agreed a price, yet the property agent advised that the owners will only issue a contract if we use their recommended solicitors as they want an ‘expedited deal’. We would rather use a family solicitor who is accustomed to conveyancing in Ruxley
We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Ruxley conveyancing firm - not the ones that will give their estate agent a introducer fee or meet his conveyancing figures pre-set by corporate headquarters.