Please explain the implications if my solicitor is removed from the Barclays Conveyancing panel ahead of completing my conveyancing in Woolacombe?
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.
I am assisting my sister sell her flat in Woolacombe. Does the conveyancer order an energy performance certificate or should I organise this?
Following the demise of Home Information Packs, energy assessments was left as a mandatory element of selling a house. An energy assessment must be to hand before the property is advertised. It is not something that conveyancers normally arrange. If you are instructing a Woolacombe conveyancing practitioner they might help arrange energy assessments given their contacts with long established Woolacombe providers
Planning on purchasing a house in Woolacombe. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Woolacombe property lawyer is on the Clydesdale conveyancing panel.
My sealed bid on a house in Woolacombe has been agreed to, the owners do nevertheless have an associated purchase. The sellers have offered on somewhere, but it’s not yet agreed to, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Woolacombe. What should be my next step? At what stage do I apply for the mortgage with UBS?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Woolacombe conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the UBS approved list. As to the subsequent steps this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a rising market some buyers will apply for a home loan with UBS and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to proceed with searches.
I am downsizing from our property in Woolacombe and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Woolacombe. We have lived in Woolacombe for six years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should enquire of 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 illness)
My wife and I have a semi-detached Edwardian property in Woolacombe. Conveyancing solicitor represented me and HSBC Bank. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Woolacombe and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in Woolacombe differ for newly converted properties?
Most buyers of new build premises in Woolacombe come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Woolacombe tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Woolacombe or who has acted in the same development.
I am 18 days into a freehold purchase having been recommend to solicitors by the high street agent to do our conveyancing in Woolacombe. I am am very frustrated with the level of service. Can you help me find new solicitors?
A solicitor would have to be really poor to suggest diss instructing them. Has the mortgage offer been sent? If so you will need to inform them of the new contact details and ensure the loan are re-issued. Your new solicitor ideally needs to be on the lenders approved list to avoid added fees and frustration. That should be your starting point. Our search tool will help you find a bank approved conveyancer for your conveyancing in Woolacombe