My wife and I are hoping to purchase a flat in Lyme Regis and have appointed a Lyme Regis conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Clydesdale have this evening contacted us to advise us that they have now hit a problem as our Lyme Regis solicitor is not on their conveyancing panel. Please explain?
Where you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also act for the mortgage company. 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 solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Lyme Regis solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I sincerely hope you can assist me. My Lyme Regis conveyancer is informing me me that he has toconduct Lyme Regis conveyancing searches becausethe firm are on the HSBCsolicitor panel. Do I not have any say here?
You have limited options available to you. As you are obtaining a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Lyme Regis conveyancing searches.
What is the difference between a licensed conveyancer and conveyancing solicitor in Lyme Regis
Two types of professional can carry out conveyancing in Lyme Regis namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or purchase of property. Both are duty bound to perform Lyme Regis conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all requirements and steps should be appropriately taken.
We are purchasing a end of terrace house in Lyme Regis. Our aim is to convert the garage to a playroom at the property.Will legal investigations on the property involve checks to ascertain if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in Lyme Regis can sometimes reveal restrictions in the title deeds which restrict certain works or require the permission of a 3rd party. Some extensions call for local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I am currently in the process of buying my council flat in Lyme Regis. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I need some quick conveyancing in Lyme Regis as I am faced with pressure to complete in less than one month. Thankfully I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not getting a home loan you are at free not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Lyme Regis the following are examples of what can show up and adversely affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...
I need to retain a conveyancing solicitor for leasehold conveyancing in Lyme Regis. I have discover a site which looks to be the ideal answer If there is a chance to get all formalities done via email that would be preferable. Should I be concerned? 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?