My brother-in-law has suggested I instruct a conveyancing solicitor in Todmorden. I I am struggling to find out whether they are on the Accord Mortgages Ltd approved list of lawyers. Could you advise?
The first thing you should do is e-mail your solicitor and enquire whether they are on the lender panel. Alternatively you can get in touch with Accord Mortgages Ltd who may be able to assist.
My wife and I are buying a flat in Todmorden. It might be a silly question but how we can trust a conveyancer? On completion day we have to send funds into their account. What is the protection we have from them run away with our money?
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.
When it comes to mortgage companies such as Kent Reliance, do Todmorden property lawyers face a fee to be on the list of approved solicitors?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
About to purchase maisonette in Todmorden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Todmorden conveyancer is on the Kent Reliance conveyancing panel.
Will our solicitor be raising questions regarding flooding as part of the conveyancing in Todmorden.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Todmorden. There are those who acquire a property in Todmorden, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that can be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Todmorden. The conventional set of information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to discover whether the property has historically flooded. If the property has been flooded in past and is not revealed by the vendor, then a buyer may commence a claim for damages as a result of such an misleading reply. A purchaser’s lawyers will also conduct an environmental report. This should indicate if there is any known flood risk. If so, more detailed inquiries should be conducted.
In my capacity as executor for the estate of my grandmother I am disposing of a house in Neath but live in Todmorden. My solicitor (who is 250 kilometers from meneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing solicitor in Todmorden to attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Todmorden
My husband and I are acquiring a studio flat in Todmorden. At the point of instructing our property lawyer, we were told they were on all mainstream bank panels. Our financial adviser contacted us yesterday to say that they don't seem to be on the Aldermore approved list. Should that be true, what should we do? Should we just choose a new conveyancing practitioner that is on their panel or should we pay for dual representation, with Aldermore appointing their own preferred conveyancing practitioner.
If you are buying a property needing a mortgage it is usual for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to satisfy. Some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should call Aldermore to discover 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 Aldermore's conveyancing panel as you are at liberty to use your preferred Todmorden lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another solicitor into the equation.