I am purchasing property in Abridge. My property lawyer is not listed on the bank conveyancing panel. Is it possible for me to retain my Abridge conveyancing solicitor even though they are excluded from the bank list of approved lawyers?
One must appoint a conveyancer to deal with the formalities when you require a loan to purchase your home. They will conduct all the relevant due diligence on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in order. One can appoint a Abridge conveyancing practitioner of your choosing. However, where the property lawyer selected is not on the mortgage company approved list supplemental fees will arise as separate legal representation will be need by the bank. Conveyancing panel applications can be submitted, so where your solicitor has not previously sought membership they should take the chance to apply.
Finally the sale completed on my house in Abridge last April but the buyer keeps whats apping me to say their solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?
After completion of your disposal your lawyer is duty bound to send the transfer documentation and all additional paperwork to the buyer’s solicitors. If applicable, your solicitor must also send confirmation that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion requirements specific conveyancing in Abridge.
Please explain the implications if my solicitor is removed from the Barclays Conveyancing panel ahead of completing my conveyancing in Abridge?
The first thing to point out is that, this is a very rare occurrence. 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.
Is there a list of Skipton panel solicitors in Abridge on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings open the public over the internet. Where you are looking for a Abridge property lawyer on the Skipton please make the most of our facility.
We previously selected solicitors located in Abridge on the Co-operative solicitor approved list. They have just invoiced me a further sum for dealing with the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. The charge is not dictated by Co-operative but by your Abridge property lawyer. Plenty of firms on the Co-operative panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
Kent Reliance have agreed my mortgage in principle, my bid on a apartment in Abridge has been accepted, what happens next?
Your estate agent will wish to be advised as to your property lawyer's details (ensure that the conveyancers are on the lender’s approved list). Call up Kent Reliance or your financial adviser and finalise any relevant forms. Kent Reliance will sellect a valuer who will get in contact with the estate agent or vendor to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Kent Reliance will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Abridge.
My partner and I are close to exchanging contracts on the sale of our house in Abridge and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Abridge conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing practice rather than a conveyancing solicitor in Abridge. Having lived in Abridge for 4 years we know that this is a non issue. Should we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Are Abridge conveyancing solicitors under an obligation to the Law Society to issue clear conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Abridge or beyond.