Is the fact that my conveyancer in Huntingdon is not on my bank's conveyancing panel that there is a problem with the quality of her work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Huntingdon conveyancing firm and enquire why they are no longer on the approved list for your lender.
My wife and I are purchasing a flat in Huntingdon. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My bid for a property was accepted at auction in Huntingdon. Conveyancing is needed. What are my next steps?
Given that you have now for all intents and purposes signed on the dotted line you now have to retain a conveyancing practitioner as a matter of priority as you will have a fast approaching a drop dead date to complete the purchase. Every auction property should have a bespoke auction set of papers. This will include evidence of title and search results. In the case of leasehold premises the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds organised to complete on the date specified in the contract.
My stepmother informed me that in purchasing a property in Huntingdon there may be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Huntingdon which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Huntingdon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I are downsizing from our house in Huntingdon and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Huntingdon. We have lived in Huntingdon for 4 years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I decided to have a survey done on a property in Huntingdon ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks may not grant a loan on this type of house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Huntingdon. Conveyancing may be slightly more expensive based on your lender's requirements.
Our offer on detached house in Huntingdon has been agreed to, the owner does however have a tied purchase. The sellers have put an offer on somewhere, however it’s not yet agreed to, and are looking at other properties booked. I have chosen a local conveyancing lawyer in Huntingdon. What do I do now? At what point do I apply for the mortgage with Bank of Ireland?
It is usual to have concerns where there is an associated chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Huntingdon conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Bank of Ireland conveyancing panel. Concerning the next stages this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. In a rising market the majority of purchasers will apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to press on with searches.