Can you help? My Capel St Mary conveyancer is assuring me that she is duty bound toapply for Capel St Mary conveyancing searches becausethe firm are on the Lloydsconveyancing panel. Is my lawyer right?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Capel St Mary conveyancing searches.
The Capel St Mary conveyancing firm that I appointed last week on my house acquisition in Capel St Mary have without warning closed. I chose them because I had to have a firm on the Coventry BS conveyancing panel and my family Capel St Mary lawyer was not. I paid them funds on account. What are my options?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Coventry BS 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 assist.
We are downsizing from our house in Capel St Mary and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Capel St Mary. Having lived in Capel St Mary for many years we know of no issue. Do we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You should check with 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 ailment)
I'm refinancing my existing property to a BTL loan with Yorkshire Building Society and I will use the ballance of the raised equity as a down payment on further house. The area we are interested in is Capel St Mary. Will your solicitors be able to act for both sets of banks and link together the conveyances?
Do use our comparison tool on this site to ensure that the solicitors are on the relevant lender panels. Having checked that they are the lawyer should be able to connect the two deals but you should talk with you lawyer and make apparent your desired outcome and requirements.
I have been recommended a conveyancing solicitor in Capel St Mary. I need to find out if they are listed on the bank's approved list of lawyers. Can you help?
You should call the lawyer and ask them if they are on the lender's panel. Alternatively please get in touch with us and we can make some checks for you. If they are not on the lender panel we can certainly arrange a reputable conveyancing solicitor in Capel St Mary on the panel for your mortgage company.