Do banks and building societies provide you with an approved list of Edmonton conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Edmonton conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
The Edmonton conveyancing solicitors that I recently instructed on my house acquisition in Edmonton have without warning shut down. I only went with them because I had to have a firm on the Yorkshire BS conveyancing panel and my preferred Edmonton lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then inform them immediately so that they advise the vendors 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 Yorkshire 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 may be able to assist.
Have just purchased a repossessed house at auction in Edmonton. Conveyancing is necessary. What is next?
Given that you have now legally committed yourself to purchase you now have to instruct a conveyancing lawyer soon as you will have a pending a drop dead date to complete the property. An auction property should have a corresponding legal pack. This will include most,if not all of the documents that your lawyer requires. In the case of leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should give this to the conveyancer instructed by you ASAP. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Edmonton. Do I collect the keys to the house on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Edmonton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you will be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
My fiancee and I are at the point of viewing houses in Edmonton and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with RBS.
It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
I understand that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a property in Edmonton? or I am told that there is historic law that means some owners of property residing in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this suitable for conveyancing in Edmonton?
Unless a previous purchase of the premises took place after 12 October 2013 you may take it that solicitors carrying out conveyancing in Edmonton to continue to propose a a chancel search and or insurance against a claim.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Edmonton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Edmonton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Edmonton you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Edmonton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Am I better off to appoint a Edmonton conveyancing practitioner who is local to the property I am purchasing? I have an old university friend who can perform the conveyancing but her office is 400miles drive away.
The primary upside of using a local Edmonton conveyancing practice is that you can drop in to execute paperwork, deliver your identification documents and apply pressure on them if necessary. Having local Edmonton know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were content that must trump using an unknown Edmonton conveyancing lawyer solely due to them being local.