I was told yesterday by my financial adviser that my Kensington lawyer is not on the bank Solicitor panel. How can I check?
The first thing you need to do is to contact your Kensington lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
We are approaching an exchange on a property in Kensington and my parents have transferred the exchange deposit to my solicitor. I am now told that as the deposit has not come from me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?
The conveyancing practitioner is legally required to check with the bank to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.
My brother-in-law has suggested I instruct a conveyancing solicitor in Kensington. I I would like to check if they are on the Halifax conveyancing panel. Could you or the lender confirm if they are on the panel?
You should contact your lawyer and enquire if they are on the lender panel. Alternatively you can get in touch with Halifax who may be able to assist.
There are plenty of conveyancing solicitors in Kensington but how do I know who I should use?
It would be unwise to be seduced by the lowest Kensington conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Is it the case that all Kensington CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved solicitors?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
Intending to buy a apartment in Kensington. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kensington conveyancing practitioner is on the HSBC conveyancing panel.
Will commercial conveyancing searches disclose planned roadworks that may impact a commercial estate in Kensington?
Many commercial conveyancing solicitors in Kensington will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Kensington. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kensington.
For each commercial conveyancing transaction in Kensington it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Kensington commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Kensington.
I used Wolstenholmes a few years ago for my conveyancing in Kensington. Now, I need the files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kensington of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.