When it comes to mortgage companies such as Lloyds, do Clare conveyancers face a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am currently in the process of buying my council flat in Clare. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I am selling my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being problematic. The Clare solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Is it necessary to pay for insurance to address the risk of chancel repairs when buying a residence in Clare?
Unless a previous acquisition of the premises completed after 12 October 2013 you could expect lawyers delivering conveyancing in Clare to remain recommending a chancel search and or chancel repair liability policy.
I used Stirling Law several years past for my conveyancing in Clare. Now, I need the files but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Clare of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey completed on a house in Clare prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks will not give a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Clare. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Clare to see if the conveyancing costs will increase in light of this.
Am I better off to instruct a Clare conveyancing solicitor based in the vicinity that I am hoping to buy? I have an old university friend who can deal with the conveyancing but they are based 300kilometers drive away.
The benefit of a high street Clare conveyancing firm is that you can visit the firm to sign documents, hand in your identification documents and pester them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and they were content that must surpass using an unknown Clare conveyancing lawyer solely due to them being based in the area.