I am obtaining a mortgage with Nat West. I hope to use a Licensed Conveyancer in Shortlands. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My husband and I are nearing an exchange on a flat in Shortlands and my mum and dad have sent the 10% deposit to my conveyancing practitioner. I am now informed that as the deposit has been received from someone other than me my lawyer needs to make a notification to my lender. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
The solicitor is legally required to clarify with lender to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Having sold my house in Shortlands last February but my buyer keeps telephoning every few hours complaining that their solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your disposal your conveyancer should forward the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There is unlikely to be post completion steps peculiar conveyancing in Shortlands.
What does a local search inform me regarding the house we're purchasing in Shortlands?
Shortlands conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as PSG The local search is essential in every Shortlands conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I used Wolstenholmes a few years ago for my conveyancing in Shortlands. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shortlands of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it best to choose a Shortlands conveyancing practitioner based in the area that I am purchasing? We have a good friend who can perform the legal formalities however his firm is located over three hundred miles away.
The benefit of a high street Shortlands conveyancing firm is that you can attend the office to execute paperwork, present your ID and pester them if necessary. Having local Shortlands know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were happy that must surpass using an unfamiliar Shortlands conveyancing solicitor solely due to them being based in the area.