Is it realistic for conveyancing in West Malling to be completed in under 28 days?
First, If the seller is applying a tight deadline to complete it is highly recommended that your lawyer is familiar with the location as they will make use of local connections and knowledge. It is possible that they could have conducted otherhouses in the same street. You would be best advised to use a West Malling conveyancing solicitor. Second, check that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that just under twenty per cent of West Malling conveyancing transactions are held up or jeopardised after finding out that a buyer’s conveyancer was not on their mortgage lender’s list of approved solicitors. This can often result in the buying process being frustrated by as much as 21 days. It is claimed that this issue affects in the region of 100,000 home sales every year. Many West Malling conveyancing firms can not act for certain banks so do check as early as possible.
Please explain the implications if my solicitor is suspended from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in West Malling?
The first thing to point out is that, 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 for a fee.
Please help - my lawyer advises that lack of building regulations insurance is required on my purchase. What is the level of cover for West Malling conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.
Does a directory service exist listing Coventry BS panel conveyancers in West Malling on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings available over the internet. Where you are in need of a West Malling solicitor on the Coventry BS please make the most of our facility.
We expect to receive a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any West Malling solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint West Malling solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I need some fast conveyancing in West Malling as I am under an ultimatum to complete within 2 weeks. A home loan is not required. Can I decline from having conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to have searches conducted although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in West Malling the following are examples of issues that can show up and therefore affect market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
I have been on the look out for a ground for flat up to £195,000 and found one close by in West Malling I like with open areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in West Malling for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
My father-in-law has urged me to use his lawyers for conveyancing in West Malling. Do I follow his recommendation?
No doubt the ideal way to find a conveyancing solicitor is to have guidance from friends or family who have actually experience in using the conveyancer you're considering.