At what point can the exchange of contracts happen for purchase conveyancing in Elmstead and am I required to attend the conveyancers branch?
If you are in close proximity to one of the conveyancing solicitors in Elmstead you are invited in to sign documents. However, the law practices we recommend offer a national conveyancing service and provide as equally diligent and professional a job for you when dealing with you digitally. The executing of the purchase agreement is not the critical part. Signing on the dotted line is necessary for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Elmstead)to be in the office available at the end of the phone to exchange contracts.
What is the difference between a licensed conveyancer and conveyancing solicitor in Elmstead
Two types of professional can carry out conveyancing in Elmstead namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the disposal or acquisition of property. Both are obliged to conduct Elmstead conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that the requisite procedures will be correctly taken.
We were going to get a DIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Elmstead solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Elmstead solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I recently had an offer agreed on an apartment in Elmstead. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £200. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Coventry BS 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 Coventry BS 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.
Will my solicitor be raising questions concerning flooding as part of the conveyancing in Elmstead.
Flooding is a growing risk for lawyers conducting conveyancing in Elmstead. Plenty of people will buy a property in Elmstead, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that can be carried out by the purchaser or by their conveyancers which should figure out the risks in Elmstead. The standard information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser may issue a claim for damages resulting from an incorrect reply. A purchaser’s solicitors should also conduct an environmental report. This will indicate if there is a recorded flood risk. If so, additional investigations will need to be made.
Is it possible to transfer to a new firm as I need to appoint a firm on the Clydesdale conveyancing panel. I had appointed a high street conveyancing solicitor in Elmstead five minutes from me but he is not approved by Clydesdale
It would be our pleasure to assist you find a conveyancing solicitor in Elmstead on the Clydesdale panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Elmstead. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Elmstead.
Our lawyer in Elmstead has identified a defect with the lease for the apartment we are buying in Elmstead. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer says that as he is on the mortgage company conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.