My Solicitor in Barnstaple is not on the Barclays Approved Panel. Can I still use my prefered solicitor notwithstanding that they are not on the Barclays panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Barnstaple lawyers but Barclays will need to instruct a conveyancer on their list of acceptable firms. This will result in additional total legal charges as well as cause delays.
- Choose an alternative solicitor to to deal with the purchase, obviously checking they are Barclays approved.
- Try to convince your Barclays based solicitor to seek to join the Barclays panel
Should my solicitor be making enquiries concerning flooding as part of the conveyancing in Barnstaple.
Flooding is a growing risk for lawyers dealing with homes in Barnstaple. There are those who acquire a property in Barnstaple, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a number of searches that may be initiated by the buyer or by their lawyers which can give them a better understanding of the risks in Barnstaple. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to discover if the premises has historically flooded. In the event that the residence has been flooded in past which is not notified by the owner, then a buyer may bring a claim for damages stemming from an incorrect reply. A purchaser’s conveyancers will also conduct an enviro report. This should disclose if there is any known flood risk. If so, further inquiries will need to be made.
I'm purchasing my first flat in Barnstaple benefiting from help to buy. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my lawyer about this extras as it will put at risk my loan with Barnsley Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Barnstaple and how can your lawyers assist?
The 1954 Act gives protection to business lessees, giving them the right to apply to court for a new lease and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Barnstaple is one of our many areas of the UK in which the firms we work with are located
We are 3 weeks into a leasehold purchase having been directed to solicitors by the high street agent to execute conveyancing in Barnstaple. I am am very frustrated with the quality of service. Can you help me find new solicitors?
A conveyancer would need to be very poor in order to consider diss instructing them. Has your loan offer been generated? If so you need to advise them of the new lawyer and have the mortgage documents are re-issued. Your conveyancer needs to be on the mortgage company approved list to avoid escalating expenses and frustration. So that should be your first question of the new solicitors. Our search tool can assist you in finding a lender approved lawyer for your home move in Barnstaple