Me and my partner are due to exchange buying a property in Bardsley but as a result of damage from a small fire at the property I have managed to agree recompense from the current proprietors of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract yet Santander are not allowing this. Should they have been informed?
Your solicitor that is on the Santander approved list is required to advise Santander of any variations to the purchase price. If you were to refuse your conveyancing practitioner to disclose the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new lawyer for your conveyancing in Bardsley.
The Bardsley conveyancing firm that I recently instructed on my purchase in Bardsley have without warning shut down. I only went with them because I had to have a firm on the Co-operative conveyancing panel and my preferred Bardsley lawyer was not. I sent them a cheque for two hundred pounds in advance. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
What does a local search inform me concerning the property we're buying in Bardsley?
Bardsley conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as PSG The local search is essential in every Bardsley conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the property (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 subject headings.
I have todayfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Bardsley for a purchase of a freehold house 12 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bardsley conveyancing specialists.
Why do I have to send my conveyancer with a list of items of identification before they can commence with selling or buying a property in Bardsley?
Bardsley conveyancing practitioners are obliged by the Law Society, SRA, the Land Registry and current Money Laundering legislation to record that the have verified the identity of their clients. It is also sometimes a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, national insurance number and date of birth.