My wife and I are planning to buy a house in Bulkington and are in fact using a Bulkington conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Britannia have this afternoon contacted us to inform me that there is now an issue as our Bulkington solicitor is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. 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 solicitor should contact your bank and see 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Bulkington lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I require conveyancing for an apartment in a fairly new development (seven years old) in Bulkington. The vast majority the flats have already been disposed of. Do I need carry out the conveyancing searches for my conveyancing in Bulkington?
A big part of the Bulkington conveyancing process is the conveyancing searches. There are a large number of companies conducting Bulkington conveyancing searches, as well straight from the local authority. These are generally termed personal search organisation due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authoritative source.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Bulkington?
There are many registered licenced Conveyancers in Bulkington and Solicitor firms in Bulkington to choose from It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am currently in the process of buying my council flat in Bulkington. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I had an offer accepted on a property in Bulkington on 2/6/2025, valuation was booked 4 days later, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Are Barclays entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should our solicitor be asking questions regarding flooding during the conveyancing in Bulkington.
The risk of flooding is if increasing concern for solicitors dealing with homes in Bulkington. Some people will purchase a house in Bulkington, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. 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 checks that may be undertaken by the purchaser or by their lawyers which can figure out the risks in Bulkington. The standard property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out whether the property has ever been flooded. If flooding has previously occurred which is not disclosed by the seller, then a buyer could issue a compensation claim as a result of such an incorrect response. The buyer’s solicitors should also commission an environmental report. This should higlight whether there is a recorded flood risk. If so, further inquiries should be carried out.
Should I instruct a Bulkington conveyancing solicitor based in the location that I am buying? An old friend can perform the conveyancing however his firm is located approximately 350miles away.
The benefit of a local Bulkington conveyancing firm is that you can pop in to execute paperwork, hand in your ID and pester them where appropriate. They will also have local knowledge which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were happy that should outweigh using an unknown Bulkington conveyancing solicitor just because they are Bulkington based.