We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in Wollaton?
You should check but the the probability is that appoint one of their panel lawyers should you accept the "fee-free" incentive. Call the bank and check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Wollaton.
Forgive me if this question is silly but I am new to the process as a first time purchaser of a garden flat in Wollaton. Do I collect the keys to the premises on completion from my solicitor? If so, I will use a local conveyancing solicitor in Wollaton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's conveyancers, and once they have received this, you will be able to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
Is it correct that all Wollaton CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I'm spending time viewing flats in Wollaton and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Clydesdale.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
Should our conveyancer be asking questions regarding flooding as part of the conveyancing in Wollaton.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Wollaton. Some people will acquire a property in Wollaton, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a various checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Wollaton. The conventional set of property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to determine whether the property has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the owner, then a buyer may commence a compensation claim as a result of such an incorrect answer. A purchaser’s conveyancers should also carry out an enviro report. This will reveal if there is any known flood risk. If so, further inquiries should be carried out.
Are there restrictive covenants that are commonly identified as part of conveyancing in Wollaton?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Wollaton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Am I best advised to use a Wollaton conveyancing solicitor who is local to the property I am purchasing? An old friend can execute the legal work but her office is over three hundred kilometers away.
The benefit of a local Wollaton conveyancing firm is that you can pop in to execute documents, deliver your identification documents and pester them if necessary. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that should outweigh using an unfamiliar Wollaton conveyancing lawyer just because they are Wollaton based.
I'm purchasing a bungalow in Wollaton. I can find my conveyancer's company on the CLC list, but I can't locate my conveyancer's name on the list. Should I be concerned?
Not all staff in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.