Unfortunately I am unable to travel far from Lechlade. I would like to know the understand why all Lechlade conveyancing practitioners aren't included on all bank panels?
Mortgage Companies tend to impose restrictions on either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that the firm must have at least two partners. In addition to restricting the structure of firm, some banks such as HSBC made a decision to reduce the size of their panel they allow to represent them. It is worth noting that building societies have no liability for the accuracy of service provided by any Lechlade conveyancing practitioner on their panel. Property fraud was a key driver in the rationalisation of solicitor panels from 2008 notwithstanding that there are opposing opinions concerning the extent of solicitor involvement in some of that fraud. Data via HM Land Registry indicates that thousands of law organisations only transact a couple of conveyances a year. Those advocating conveyancing panel pruning question why conveyancing firms should have the right to be on a lender panel when it is apparent that conveyancing is not their speciality?
I am soon to complete on the purchase of a property in Lechlade but as a result of wreckage from a small fire at the property I have managed to agree compensation from the owner of £3k taking the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement yet Santander will not agree to this. Should they have been involved?
The conveyancing practitioner that is on a Santander approved list is duty bound to disclose to Santander of any changes to the purchase price. If you were to refuse your property lawyer to notify the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Lechlade.
When will exchange of contracts happen for sale conveyancing in Lechlade and am I required to be at the lawyers branch?
If you are local to our conveyancing solicitors in Lechlade you are welcome to attend to sign contracts. That being said, the lender approved solicitors we recommend provide a national conveyancing service and give as equally diligent and professional a job for you when communicating with you by post or email. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the solicitor to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lechlade)to be in the office at the appropriate time.
My wife and I have recently appointed a conveyancing solicitor in Lechlade. I need to find out whether they are on the Clydesdale approved list of lawyers. Can you assist?
You should contact the conveyancer and ask them whether they can act for the lender. Otherwise you should get in touch with Clydesdale who may be able to help.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Lechlade?
Its becoming the norm that commercial conveyancing solicitors in Lechlade will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Lechlade. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lechlade.
For every commercial conveyancing transaction in Lechlade it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Lechlade commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Lechlade.