My lender has recommended solicitors on their panel based in Ladywell but I would rather choose a conveyancing lawyer in Ladywell or nearer to where I live. Can you assist?
It is by no means the case that all Ladywell conveyancing practices are listed all banks conveyancing panel. Use our find an approved solicitor tool to find a Ladywell conveyancing firm on the on the bank panel.
is it true that all Ladywell conveyancing solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be governed by the SRA. Some lenders do list licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
I am expecting a AIP from Barclays 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 Barclays recommend any Ladywell solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ladywell solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
After months of negotiation I have agreed a price on a house in Ladywell. My financial adviser suggested a property lawyer. I paid an on account payment of £150. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the Nationwide 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 Nationwide 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.
My colleague recommended that if I am buying in Ladywell I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Ladywell conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Ladywell around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Ladywell Education with plans and statistics, Local Amenities and other useful information concerning Ladywell.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Ladywell is the location of the property. Can you offer any assistance?
Flying freeholds in Ladywell are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ladywell you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ladywell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I right to be suspicious by estate agents that I am dealing with are recommending an internet conveyancing firm rather than a local Ladywell conveyancing firm?
As with many service providers, often input from connections can be worth their weight in gold. But there are many parties with a keen interest in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may put forward conveyancers to use. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the endorsement. You are free to appoint your preferred conveyancer. You need to be aware that some lenders specify a panel list of lawyers you are obliged to use for the lender aspect of your transaction.