My husband and I are planning to purchase a house in Lacock and are in fact using a Lacock conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Clydesdale have this evening contacted us to advise us that there is now an issue as our Lacock solicitor is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of 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 solicitor 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 lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Lacock lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I am aiming to move property in September. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Lacock. Conveyancing lawyer was organised before I stumbled across this page.
On the afternoon of completion you will need to pick up the keys from your estate agent however this can only be done once the vendors lawyers inform the agent that the monies to complete are in and the keys can be collected. You can inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a conveyancing in Lacock or a legal practice with expertise in conveyancing in Lacock.
We are getting the release of further funds on our home loan from Skipton as we want to conduct renovations to our home in Lacock. Do we need to select a local Lacock solicitor on the Skipton conveyancing panel to handle the legals?
Skipton don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being difficult. The Lacock solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
How does conveyancing in Lacock differ for new build properties?
Most buyers of new build property in Lacock contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Lacock tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lacock or who has acted in the same development.
In my capacity as executor for the will of my aunt I am selling a house in Newport but I am based in Lacock. My conveyancer (who is 260 miles awayneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Lacock who can witness and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Lacock based
My partner and I are purchasing a 2 bedroom flat in Lacock. When we first instructed conveyancer, they told us that they were on all major UK mortgage company panels. Our mortgage broker called yesterday to say that they don't seem to be on the RBS approved list. Should that be true, what should we do? Do we simply choose a different lawyer that is on their approved list or do we cover the costs for separate representation, with RBS appointing their own preferred solicitor.
Where you are purchasing a property with the assistance of a mortgage it is standard for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to satisfy. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should call RBS to discover 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 RBS's conveyancing panel and you may continue to use your own Lacock solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.