The Broadstairs conveyancing lawyers that I recently instructed on my house acquisition in Broadstairs have suddenly closed. They were on acting for me because I needed a lawyer on the Leeds Building Society conveyancing panel and my family Broadstairs lawyer was not. I paid them money in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I am assisting my niece sell her property in Broadstairs. Will the solicitor arrange an energy performance certificate or it is for the seller to coordinate?
Following the abolition of Home Information Packs, energy assessments was retained a required component of moving house. An energy performance certificate should be to hand before the property is marketed. This is not a task that law firms normally arrange. Where you are instructing a Broadstairs conveyancing lawyer they may be willing to arrange energy performance certificates due to their relationships with long established Broadstairs energy assessors
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Broadstairs. Do I pick up the keys to the house on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Broadstairs?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be able to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
Is it the case that all Broadstairs conveyancing solicitors on the Lloyds conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
My partner and I are downsizing from our house in Broadstairs and according to the buyers it appears that there is a risk of it being built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in Broadstairs. Having lived in Broadstairs for three years we know of no issue. Do we get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should 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 life insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Broadstairs. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Broadstairs
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Broadstairs?
At this site get a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Broadstairs. As opposed to estate agents and many comparison sites we do not operate commission deals with solicitors. Many agents and online brokers 'recommend' solicitors who pay the most per referral, as opposed to the best value conveyancing in Broadstairs
My solicitors in Broadstairs have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.