Do the Building Society Association intend to launch a searchable register to list firms on the Coventry BS conveyancing panel for example in Clifton?
We would not expect to be advised of any plans on the part of the BSA to promote such a search facility.
We were going to get a AIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Clifton solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Clifton solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Clifton solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Clifton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
UBS have agreed my mortgage in principle, my offer on a apartment in Clifton has been agreed to, what are the next steps?
The property agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Contact UBS or your financial adviser and finalise any appropriate documentation. UBS will sellect a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. UBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Clifton.
I acquired my home on 3 September and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Clifton advises it should be formalised in less than a month. Are transfers in Clifton particularly slow to register?
As far as conveyancing in Clifton is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether it is in order and if the Land registry need to notify any interested persons or bodies. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place once the buyer is living at the premises therefore registration formalities is not typically primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
What is different about your site and alternative web based conveyancing solicitors when it comes to conveyancing in Clifton?
At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Clifton. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm paying the most per referral, rather than the best value conveyancing in Clifton
We're novice buyers - had an offer accepted, but the agent told us that the seller will only proceed if we use their preferred solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a local solicitor used to conveyancing in Clifton
It is improbable the owners are behind this. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to use your own,trusted Clifton conveyancing lawyers - not the ones that will provide their negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by head office.