We are hoping to acquire a 1 bedroom flat in Drakes Cross with a mortgage. We would like to retain our Drakes Cross lawyer, however the bank says she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Drakes Cross property lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; can we not insist that the mortgage company use our Drakes Cross property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Drakes Cross conveyancing solicitor to apply to be on the conveyancing panel.
Would the conveyancing solicitors that you recommend handle conveyancing in Drakes Cross by way of an attended exchange?
There are a few conveyancing specialists carrying out attended exchanges. You should e-mail us to secure a costs illustration and details as to dates.
Will conveyancers request an advanced payment for my conveyancing in Drakes Cross?
Where you are retaining lawyers for conveyancing in Drakes Cross your lawyer will ask you place them with funds to cover the search fees. Generally this is needed to cover the fees of the Local Authority Search. If any deposit is payable against the purchase price then this should be needed shortly ahead of exchange of contracts. The closing balance that is needed should be transferred shortly before completion.
I am purchasing a victorian detached house in Drakes Cross. We would like to an extension at the rear at the property.Will legal conveyancing on the property include checks to see if these alterations are permitted?
Your solicitor should review the registered title as conveyancing in Drakes Cross can sometimes identify restrictions in the title documents which restrict categories of works or require the consent of a 3rd party. Certain works require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Are all Drakes Cross Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I have instructed a Drakes Cross lawyer having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Drakes Cross postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Drakes Cross.
In my capacity as executor for the estate of my grandfather I am disposing of a house in Cardiff but live in Drakes Cross. My conveyancer (approximately 235 kilometers awayneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Drakes Cross to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Drakes Cross based