My wife and I are hoping to purchase a property in Eccles and have appointed a Eccles conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this afternoon contacted us to inform me that they have now hit a problem as our Eccles solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. 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 mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Eccles solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
My wife and I are about to complete buying a house in Eccles but as a result of wreckage from some water damage at the property I have managed to agree recompense from the seller in the sum of three thousand pounds by way of a deduction in the price. This was going to be dealt with as part of a side agreement however Yorkshire BS are not allowing this. Should they have been notified?
Any conveyancing practitioner that is on the Yorkshire BS approved list is required to advise Yorkshire BS of any variations to the purchase price. If you prohibit your lawyer to disclose the reduction to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new property lawyer for your conveyancing in Eccles.
We are getting a further advance on our mortgage from Principality as we wish to conduct renovations to our house in Eccles. Are we obliged to select a bricks and mortar Eccles solicitor on the Principality conveyancing panel to handle the legals?
Principality don't usually appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
My fiancee and I are at the point of looking at flats in Eccles and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I am planning to take a mortgage with Barclays.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are seeking a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
After shopping around on the internet I have found a Eccles lawyer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 solicitor 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 Eccles postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Eccles.
Are there restrictive covenants that are commonly picked up during conveyancing in Eccles?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Eccles. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to appoint a conveyancing solicitor for purchase conveyancing in Eccles. I have chance upon a web site which seems to have the ideal solution If it is possible to get all formalities completed via web that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?