Am I correct in assuming that the fact that my solicitor in Keston is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Keston conveyancing firm and ask them why they are no longer on the approved list for your bank.
When can the exchange of contracts happen for purchase conveyancing in Keston and am I required to be at the lawyers branch?
Where you are round the corner to our conveyancing solicitors in Keston you are welcome to attend to sign documents. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and give as equally detailed and professional a job for you when communicating with you digitally. The executing of the property agreement is not when everything is set in stone. A signed contract is necessary for the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Keston)to be in the office available at the end of the phone to exchange contracts.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Keston. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
If you plan to refinance then Co-operative will require that you use a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
We are getting a further advance on our mortgage from Bank of Ireland as we want to conduct a loft conversion to our home in Keston. Do we need to choose a local Keston solicitor on the Bank of Ireland conveyancing panel to handle the paperwork?
Bank of Ireland don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
I can not work out if my lender requires a lease extension. I have called my Keston bank branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Keston conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Your conveyancer has to follow the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being pedantic. The Keston solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am intent on selling our home in Keston and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Keston lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing firm rather than a conveyancing solicitor in Keston. Having lived in Keston for 5 years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
In searching the web for the term cheap conveyancing in Keston it reveals many property lawyerslocally. How do I determine which is the right property lawyer for the sale of my house?
The best method of seeking the right conveyancer is via personal referral, so enquire of colleagues and family who have bought a property in Keston or the reputable estate agent or financial adviser. Fees for conveyancing in Keston differ, so it's sensible to secure a minimum of three quotes from different law firms. Be sure to obtain confirmation what costs in the quote includes.