Can you clarify what the consequences are if my solicitor is removed from the UBS Solicitor panel ahead of completing my conveyancing in Cudham?
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 wife and I are purchasing a apartment in Cudham. It might be a silly question but how we can trust a conveyancer? On completion day we will need to send our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am being advised by my lawyer that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Cudham?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
How can we know in advance if a Cudham conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Cudham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.
My colleague advised me that if I am buying in Cudham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Cudham conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Cudham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Cudham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Cudham Education with maps and statistics, Local Amenities and other useful information regarding Cudham.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Cudham?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Cudham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Hoping to buy a property located in Cudham and I am already nervous. I couldn't find anything specific about Cudham. Conveyancing will be needed in due course but do you know about the Cudham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Cudham. In the meantime here are some basic statistics that we found
We had our mortgage agreed in principle on Monday with our lender. We are using a local conveyancer in Cudham two days ago. A couple of hours ago, our mortgage adviser phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the mortgage company had some control over our choice Is this usual?
You are permitted to select any conveyancing solicitor you wish to choose including the said conveyancer in Cudham but if your bank aren't happy with them you will have to fork out an extra fee so your lender can instruct their own conveyancer too. On occasion it is conceivable that your solicitor may apply to get added to the mortgage company list of approved firms. Do make the most of internet search facilities such as lenderpanel.com to find a conveyancing solcitor in Cudham on the lender panel. You can go into your local mortgage company branch in Cudham. They will know some good conveyancing solicitors in Cudham on the mortgage company panel.