Am I correct in assuming that the fact that my conveyancer in East Finchley is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the East Finchley conveyancing firm and enquire why they are no longer on the approved list for your bank.
The East Finchley conveyancing solicitors that just started acting on my purchase in East Finchley have without warning closed. I only went with them because I needed a firm on the Coventry BS conveyancing panel and my family East Finchley lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will 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 Coventry BS 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 should be in a position to help.
I am downsizing from our property in East Finchley and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in East Finchley. Having lived in East Finchley for 4 years we know of no issue. Do we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? 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 life insurance to cover that same ailment)
How does conveyancing in East Finchley differ for newly converted properties?
Most buyers of new build or newly converted property in East Finchley come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in East Finchley typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in East Finchley or who has acted in the same development.
Am I best advised to instruct a East Finchley conveyancing practitioner based in the vicinity that I am hoping to buy? We have a good friend who can execute the conveyancing but her office is 200miles drive away.
The primary upside of using a high street East Finchley conveyancing practice is that you can attend the office to execute documents, hand in your ID and apply pressure on them if necessary. Having local East Finchley know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were happy that should surpass using an unfamiliar East Finchley conveyancing solicitor just because they are local.
We are about to acquiring a flat in East Finchley. Could the conveyancer have the amount we are are buying for confidential from sites such as Rightmove. Is this achievable and how?
The Land Registry by statute are bound to reveal price paid information on the official title for residential properties nationwide which includes premises in East Finchley. The Title Register is an open document, so HMLR would be breaking the law excluded specific properties such as the one in East Finchley.
You can ask the Land Registry to withhold the amount paid entry however the answer will be in the negative.