Me and my partner are purchasing a 2 bedroom apartment in Potton with a mortgage. We wish to retain our Potton conveyancer, but the bank advise he's not on their "panel". We have to appoint one of the bank panel solicitors or retain our Potton conveyancing practitioner and pay for one of their panel ones to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Potton conveyancing lawyer to apply to be on the conveyancing panel.
What happens if my solicitor is suspended from the Co-operative Conveyancing panel ahead of completing my conveyancing in Potton?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Me and my partner are purchasing a property in Potton. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to put funds into their account. What is the protection we have from them run away with our deposit?
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.
I am assisting my mother sell her flat in Potton. Does the conveyancing solicitor order an energy performance certificate or do I organise this?
Following the abolition of Home Packs, energy performance certificates became a required part of moving house. An EPC should be commissioned in advance of the property being put on the market. This is not something that solicitors ordinarily organise. Where you are using a Potton conveyancing solicitor they might be able to arrange EPC’s given their relationships with long established local energy assessors
How can we tell if a Potton conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Potton seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your conveyancing.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Potton?
Its becoming the norm that commercial conveyancing solicitors in Potton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Potton. The report sets out definitive information 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 Potton.
For every commercial conveyancing transaction in Potton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Potton commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Potton.
Is it true that a Potton conveyancing practice got sued by a client for not carrying out the appropriate conveyancing investigations?
We are not aware of such a Potton conveyancing claim but it has been reported that, a couple buying a property in Cumbria successfully won a claim against their solicitor as a consequence of development permission to construct a wind farm not being picked up in conveyancing searches.
Where you are thinking of buying a home in Potton It is important that your conveyancer conduct all Potton conveyancing searches needed making sure that you have relevant and current information ahead of acquiring a home in Potton.