My wife and I are planning to acquire a property in Clowne and have instructed a Clowne conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Coventry Building Society have this evening contacted us to inform me that they have now hit a problem as our Clowne solicitor is not on their approved list of lawyers. What do we do from here?
If you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Clowne lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Can your site be used to find a Conveyancing solicitor in Clowne even if I’m not buying or disposing of a house, for example where I want to buy an office in Clowne with a loan from Santander?
Our comparison service is predominantly utilised to get a quote from residential conveyancing solicitors in Clowne but we have set out towards the bottom of this page a few Clowne commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Santander
Last month we had a mortgage agreed in principle with Clydesdale. Clowne conveyancing solicitors are instructed. How long does it take for Clydesdale to issue the offer to the conveyancer?
There is no definitive answer here. Have Clydesdale completed the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The Clowne solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Lloyds have agreed my mortgage in principle, my offer on a apartment in Clowne has been accepted, what are the next steps?
The property agent will need to know who your solicitors are (be sure the solicitors are on the bank’s panel). Call up Lloyds or the broker and finalise any appropriate paperwork. Lloyds will appoint a valuer who will get in contact with the selling agent or seller to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Lloyds will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Clowne.
I am buying a new build flat in Clowne. 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 few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Clowne
Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Clowne and how can your lawyers assist?
The particular law that you refer to gives a safeguard to commercial tenants, giving them the a statutory right to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Clowne