My husband and I are looking to buy a house in Shefford and are in fact using a Shefford conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Clydesdale have this morning contacted us to inform me that they have now hit a problem as our Shefford solicitor 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 act for 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 solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Shefford lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I require conveyancing for an apartment in a relatively new development (6 years built) in Shefford. 95% of the properties have already been occupied. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Shefford?
If you getting a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Shefford conveyancing searches are optional. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Shefford.
The Shefford conveyancing firm that I recently instructed on my purchase in Shefford have suddenly shut down. I only went with them because I needed a solicitor on the RBS conveyancing panel and my preferred Shefford lawyer was not. I cut them a cheque for two hundred pounds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I used Arc property Solicitors a few years ago for my conveyancing in Shefford. Now, I need my files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shefford of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am a sole trader looking to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering fixed costs for commercial conveyancing in Shefford for less than 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Shefford, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. As for the charges these will vary based on the structure and nuances of the deal. Please provide us with your contact information or phone so as to enable us to provide you with a detailed commercial conveyancing calculation.