I am soon to complete buying a property in East London but as a result of damage from the recent storms I have was able negotiate reparation from the seller in the sum of £3k in the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract however RBS are not allowing this. Should they have been informed?
The solicitor being on the RBS approved list is obliged to advise RBS of any variations to the purchase price. If you were to refuse your solicitor to notify the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancer for your conveyancing in East London.
Please explain the implications if my solicitor is expelled from the HSBC Solicitor panel ahead of completing my conveyancing in East London?
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 for a fee.
I note that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a house in East London? or Apparently there is an ancient law that could mean that house owners residing in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this relevant for conveyancing in East London?
Unless a previous acquisition of the house completed after 12 October 2013 you can take it that solicitors handling conveyancing in East London to continue to suggest a chancel search and or insurance against a claim.
I have justbecome aware that Stirling Law have closed. They carried out my conveyancing in East London for a purchase of a freehold house 9 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of East London conveyancing specialists.
We are 3 weeks into a leasehold purchase having been directed to conveyancers by the local agent to carry out the conveyancing in East London. I am am starting to be dissatisfied with the level of service. Can you you assist me in finding new lawyers?
They would have to be really poor in order to consider replacing them. Has the mortgage been generated? In the event that it has you must inform them of the new contact details and have the loan are issued to the new lawyers. Your new conveyancer should be on the lenders approved list to avoid escalating charges and frustration. So that should be your starting point. The find a solicitor tool will help you find a lender approved solicitor for your conveyancing in East London
My lawyers in East London have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender 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 mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.