I am progressing with the sale of my house in Clophill and the EA has just e-mailed to advise that the purchasers are switching property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a big named mortgage company only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Clophill ?
Lenders have always had panels of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Can you help? My Clophill lawyer is advising me that he has toapply for Clophill conveyancing searches due to the fact thatthe firm are on the Lloydsconveyancing panel. These Clophill checks cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Clophill conveyancing searches.
At what point does exchange of contracts take place for purchase conveyancing in Clophill and do I need to be at the solicitors branch?
If you are near to one of the conveyancing solicitors in Clophill you are invited in to sign the paperwork. That being said, the law practices we work with offer countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you electronically. The signing of the contract is not the critical part. Signing on the dotted line is just a prerequisite for the firm to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Clophill)to be in the office available at the end of the phone to exchange contracts.
I am buying a new build apartment in Clophill. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Clophill
Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
In my capacity as executor for the will of my uncle I am disposing of a residence in Cardiff but live in Clophill. My solicitor (approximately 200 miles awayhas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Clophill who can attest this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Clophill