My partner and I are planning to buy a flat in Nafferton and have instructed a Nafferton conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Bank of Scotland have this afternoon contacted us to advise us that there is now an issue as our Nafferton conveyancer is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers 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 Accreditation Scheme. Your property lawyer should contact your bank 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 as you are at liberty to use your preferred Nafferton lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Finally the sale completed on my house in Nafferton last June but the buyer keeps SMS messaging me to moan that their solicitor needs to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your sale your solicitor should send the transfer documentation and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer should also send confirmation that the home loan has been repaid to the buyers solicitors. There is unlikely to be post completion requirements specific conveyancing in Nafferton.
I am looking for a flat up to £195,000 and identified one close by in Nafferton I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Nafferton in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Am I right to be suspicious about brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Nafferton conveyancing company?
As with many service providers, often suggestions from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and lenders might all recommend solicitors to select. Sometimes the lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the endorsement. You are at liberty to appoint your own lawyer. Don't forget that the majority of mortgage providers operate an approved list of conveyancers you are obliged to use for the lender aspect of your conveyancing.
In my capacity as executor for the estate of my father I am disposing of a property in Swansea but live in Nafferton. My conveyancer (who is 300 miles awayneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Nafferton who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Nafferton