My IFA requires my Kempston solicitor’s panel reference for the Santander conveyancing panel. What is the best way to find this out. I have called my local Kempston branch but they don't know it.
Have you tried speaking to your Kempston solicitor about this?. Most Kempston law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
My wife and I are buying a newly constructed apartment in Kempston and my lawyer is informing me that she is duty bound to the bank to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and I have no desire to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My husband and I are hoping to buy a 1 bedroom apartment in Kempston with a mortgage from Bank of Ireland.We would like to retain our Kempston conveyancing lawyer but Bank of Ireland informed us her practice is not listed on their approved list of member firms. We have to appoint a Bank of Ireland panel firm or retain our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you is subject to its various provisions, a common one being that solicitors will be on the Bank of Ireland approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
We are purchasing a end of terrace house in Kempston. We would like to an extension at the rear at the house.Will the conveyancing process include investigations to see if these works were previously refused?
Your property lawyer should check the registered title as conveyancing in Kempston can sometimes identify restrictions in the title deeds which prohibit categories of alterations or necessitated the permission of another owner. Certain additions need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Is it the case that all Kempston solicitor firms on the UBS conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the SRA. Some banks do allow licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
How can we tell if a Kempston conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Kempston getting recommendations is a good starting point. 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 advise that you speak with the solicitor carrying out your conveyancing.
Are there restrictive covenants that are commonly identified during conveyancing in Kempston?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Kempston. 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…’
I cannot travel my Kempston conveyancing lawyers office to execute documents connected to my conveyancing in Kempston – will this be an issue?
You need not be concerned. Kempston conveyancing solicitors can handle conveyancing transactions for clients nationwide. It is not necessary for you to be able to attend a Kempston conveyancers office. They can undertake everything remotely from their Kempston office.