Do all mortgage companies provide you with an approved list of Ratcliff conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Ratcliff conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Can you clarify what the consequences are if my solicitor is suspended from the Skipton Conveyancing panel ahead of completing my conveyancing in Ratcliff?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My bid for a property was accepted at auction in Ratcliff. Conveyancing is required. What is next?
Now that you have legally committed yourself to purchase you should hire the services of a conveyancing lawyer soon as you are faced with a pending deadline in which to complete the property. All auction property will have a bespoke auction set of papers. This should include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should give this to the lawyer instructed by you at the earliest opportunity. Do make sure that your finances are in order to complete on the date specified in the contract.
We are getting a further advance on our home loan from Aldermore as we want to conduct a loft conversion to our house in Ratcliff. Are we obliged to appoint a nearby Ratcliff solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore don't usually require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ratcliff solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ratcliff postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Ratcliff.
We are purchasing a property and the solicitor has referenced Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this really warranted for conveyancing in Ratcliff
Unless a previous acquisition of the property took place after 12 October 2013 you could assume that solicitors conducting conveyancing in Ratcliff to remain recommending a chancel search and or insurance against a claim.
I used Stirling Law several years past for my conveyancing in Ratcliff. Now, I need my documents but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Ratcliff 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.