I am about to complete buying a property in Charterhouse but as a result of wreckage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of three thousand pounds taking the form of a reduction in the price. This was going to be addressed as part of a side agreement however Barclays will not agree to this. Why were they involved?
The conveyancer being on the Barclays approved list is required to inform Barclays of any amendments to the sale price. If you were to refuse your property lawyer to disclose the reduction to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new conveyancer for your conveyancing in Charterhouse.
It is a dozen years since I bought my property in Charterhouse. Conveyancing solicitors have recently been appointed on the sale but I can't locate my deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be with your lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Charterhouse relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Is it the case that all Charterhouse CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved solicitors?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s 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 solicitor practices wishing to join their approved list of firms.
We had chosen solicitors located in Charterhouse on the Coventry BS solicitor panel. They have just billed me a further fee for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. This fee is not set by Coventry BS but by your Charterhouse conveyancer. Plenty of firms on the Coventry BS panel will levy an ‘acting for lender’ fee and others do not.
I am currently in the process of buying my council flat in Charterhouse. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Should our lawyer be making enquiries about flooding during the conveyancing in Charterhouse.
The risk of flooding is if increasing concern for solicitors dealing with homes in Charterhouse. There are those who acquire a property in Charterhouse, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Charterhouse. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a purchaser may issue a claim for damages resulting from an inaccurate answer. The buyer’s conveyancers should also conduct an enviro report. This will higlight whether there is any known flood risk. If so, additional inquiries will need to be initiated.
Is it possible to swap conveyancer as I have to appoint one who is on the Platform Home Loans Ltd conveyancing panel. I instructed a local conveyancing solicitor in Charterhouse round the corner but she is not approved by Platform Home Loans Ltd
It would be our pleasure to assist you select a conveyancing solicitor in Charterhouse on the Platform Home Loans Ltd panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Charterhouse. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Charterhouse.