What happens if my lawyer’s firm is expelled from the TSB Solicitor panel ahead of completing my conveyancing in Waterloo?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My stepmother pointed out to me me that in purchasing a property in Waterloo there may be a number of restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Waterloo which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Waterloo should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of RBS panel solicitors in Waterloo on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of banks make their panel listings visible online. If you are seeking to appoint a Waterloo property lawyer on the RBS please make the most of our facility.
I am expecting a AIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Waterloo solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Waterloo solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
What will a local search inform me about the house my wife and I purchasing in Waterloo?
Waterloo conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Waterloo conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable 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 thirteen topic areas.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who dealt with the conveyancing in Waterloo 10 years ago are no longer around. What are my next steps?
Assuming the title is registered the details of your proprietorship will be recorded by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, locate your house and order up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Waterloo is the location of the property. Can you offer any assistance?
Flying freeholds in Waterloo are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waterloo you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waterloo may decide 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 premises.
Should I choose a Waterloo conveyancing practitioner based in the vicinity that I am purchasing? I have an old university friend who can deal with the conveyancing but her office is a couple of hundredkilometers away.
The primary upside of using a high street Waterloo conveyancing firm is that you can drop in to sign documents, hand in your identification documents and pester them if necessary. Having local Waterloo know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and the majority were impressed that must outweigh using an unknown Waterloo conveyancing lawyer solely due to them being local.