My partner and I are hoping to acquire a property in Kentish Town and are in fact using a Kentish Town conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Ireland have this afternoon contacted us to inform me that there is now an issue as our Kentish Town solicitor is not on their conveyancing panel. What do we do from here?
If you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Kentish Town lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I have given 8 weeks notice to my existing landlord and must vacate my let out property in Kentish Town by 16/12/2019. Conveyancing for my house purchase has just started. How realistic is it to complete in 5 weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to give notice for your tenancy unless exchange of contracts has taken place. Assuming that you have not previously done so, speak to your solicitor and ask them to they apply pressure on the owners solicitors, try to get a realistic time scale from them that everyone will look to achieve
Are the BSA intent on creating a searchable register to list solicitors on the Melton Mowbray Building Society conveyancing panel for instance in Kentish Town?
We are not aware of any plans on the part of the BSA to promote such a search facility.
I have been told that property searches are the primary reason for obstruction in Kentish Town house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Kentish Town.
The deeds to our property can not be found. The lawyers who dealt with the conveyancing in Kentish Town 4 years ago are no longer around. What do I do?
Nowadays there are copies made of almost everything, and your conveyancer should know precisely where to look for all the suitable paperwork so you may purchase or dispose of your property without any difficulty. If duplicates can’t be found, your lawyer may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.
Am I right to be concerned that 3rd parties that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a High Street Kentish Town conveyancing company?
As with lots of service providers, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and banks may recommend conveyancers to select. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the recommendation. You are free to select your own lawyer. Don't forget that some banks have an approved list of lawyers you are obliged to use for the lender related work in your home move.