Is there a list of RBS panel conveyancers in Rawcliffe on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings viewable on the web. Where you are seeking to appoint a Rawcliffe solicitor on the RBS please use our tool.
I recently had an offer agreed on a house in Rawcliffe. My financial adviser suggested a lawyer. I paid an upfront payment of £200. Soon after, the conveyancer called me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being a right pain. The Rawcliffe solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring 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.
I require fast conveyancing in Rawcliffe as I am faced with pressure to complete in less than 2 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not obtaining a home loan you have the choice not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Rawcliffe the following are instances of what can appear and therefore impact future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
Just acquired a terraced house in Rawcliffe , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Rawcliffe conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.
There is nothing unique when it comes to conveyancing in Rawcliffe registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. At present roughly 80% of such applications are fully dealt with within 12 days but some can be subject to extensive hold-ups. Registration takes place once the buyer is living at the property thus an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Rawcliffe I like with open areas and transport links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Rawcliffe for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the shortness of the lease will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign 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 lawyer concerning this.
Am I best advised to go with a Rawcliffe conveyancing practitioner based in the vicinity that I am hoping to buy? We have a good friend who can conduct the legal formalities but her office is 400kilometers drive away.
The primary upside of using a local Rawcliffe conveyancing firm is that you can visit the firm to execute documents, present your identification documents and pester them where appropriate. Having local Rawcliffe know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that must surpass using an unfamiliar Rawcliffe conveyancing solicitor just because they are based in the area.