My wife and I are looking to acquire a flat in Claverley and are in fact using a Claverley conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Santander have this evening contacted us to advise us that they have now hit a problem as our Claverley conveyancer is not on their approved list of lawyers. Is this a problem?

Where you are buying a property needing a mortgage it is normal for the purchasers' solicitors 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 property lawyer should contact your mortgage company 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 and you may continue to use your own Claverley solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

My wife and I are purchasing a house in Claverley. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit funds into their account. What is the protection we have from them run away with our monies?

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.

What is the difference between a licensed conveyancer and conveyancing solicitor in Claverley

Two types of professional can execute conveyancing in Claverley namely licenced conveyancers or solicitors. Both professionals handle the legal services that you need to complete the disposal or acquisition of property. Both are duty bound to conduct Claverley conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly administered and that the requirements and steps should be suitably followed.

I am selling my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Claverley solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.

We are selling our property in Claverley and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Claverley lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Claverley. Having lived in Claverley for six years we know that this is a non issue. Do we contact our local Authority to seek clarification need.

It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

How does conveyancing in Claverley differ for new build properties?

Most buyers of new build or newly converted property in Claverley approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Claverley tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Claverley or who has acted in the same development.

I am on look out for some leasehold conveyancing in Claverley. Before diving in I want to be sure as to the number of years remaining on the lease.

If the lease is registered - and most are in Claverley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Claverley Leasehold Conveyancing - Sample of Queries before buying

Make sure you find out if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being permitted in certain buildings in Claverley. If you like the propertyin Claverley yet your dog is not allowed to live with you then you have a very hard determination. How many of the leaseholders are in arrears for their maintenance charge payments? This question is useful as a) areas can result in problems in the block as the communal areas may start to deteriorate if services remain unpaid b) if the tenants have an issue with the running of the building you will wish to have all the details