Me and my partner are about to complete buying a house in Shacklewell but as a consequence of wreckage from some water damage at the property I have managed to agree reparation from the seller of £3k by way of a adjustment in the price. This was going to be addressed as part of a side agreement however Clydesdale are not allowing this. Should they have been involved?
Your property lawyer that is on the Clydesdale approved list is duty bound to disclose to Clydesdale of any variations to the sale price. If you prohibit your lawyer to notify the reduction to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new conveyancing practitioner for your conveyancing in Shacklewell.
We're in Shacklewell, First timers buying with a mortgage (lender is UBS , and our solicitor is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How can we know in advance if a Shacklewell conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Shacklewell obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your transaction.
We have agreed to purchase a house in Shacklewell. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As you are obtaining a mortgage with Bank of Ireland your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Shacklewell.
We were going to get a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Shacklewell solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Shacklewell solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Shacklewell?
Its becoming the norm that commercial conveyancing solicitors in Shacklewell will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Shacklewell. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shacklewell.
For every commercial conveyancing transaction in Shacklewell it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Shacklewell commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Shacklewell.
Given that I will soon part with over three hundred thousand on 3 bedroom house in Shacklewell I would like to talk to a lawyer about myconveyancing in advance of giving the go ahead to the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your conveyancing in Shacklewell.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Shacklewell should be the amount on the final invoice that you are charged.
My nephew is about to join the property ladder, he had his mortgage in principle. When the seller agreed the offer on the flat we called the mortgage institution to issue the formal offer. I was disappointed to hear that banks do not accept all lawyer, they need to be on their approved list, is this legal?
Banks normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Shacklewell property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.