My IFA requires my Bewdley law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have tried my local Bewdley branch but they have not responded to me.
You are best placed to get this information from your Bewdley conveyancer . They retain a central record lender panel numbers.
Our lawyer has identified a a problem with the lease for the apartment we are buying in Bewdley. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor has advised that he must check that the mortgage company is content with this solution. Who is the client here, us or the bank?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. The appropriate lender requirements have to be complied with.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Bewdley. Do I receive the keys to the property on completion from my lawyer? If so, I will use a local conveyancing solicitor in Bewdley?
On the day of completion you will not be required to attend the conveyancers office in Bewdley. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you will be invited to collect the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
How can we know in advance if a Bewdley conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Bewdley getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being problematic. The Bewdley solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
My colleague recommended that where I am purchasing in Bewdley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Bewdley conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Bewdley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bewdley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bewdley Education with plans and statistics, Local Amenities and other useful data concerning Bewdley.
I used Action Conveyancing a few years past for my conveyancing in Bewdley. I now require my file but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Bewdley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.