My husband and I are hoping to acquire a home in Kings Langley and are in fact using a Kings Langley conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Norwich and Peterborough Building Society have this afternoon contacted us to inform me that they have now hit a problem as our Kings Langley lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. 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 Accreditation Scheme. Your solicitor should contact your bank 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 don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Kings Langley lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Are the Kings Langley conveyancing solicitors identified as being on the Barclays conveyancing panel, together with their details provided by Barclays?
Kings Langley conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
Do I have to pop into the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Kings Langley so that I can pop in to their offices if required.
Nowadays conveyancing panel lawyers for banks conduct all of the communications via Royal Mail, e-mail or over the phone. This means that they can undertake the conveyancing transaction no matter where you live in England or Wales. That being said you should check if you have the option of visiting the offices of your conveyancing lawyer if needed.
I am thinking of appointing a conveyancing solicitor in Kings Langley for my home move. Is there any facility to check a firm’s record with the profession’s regulator?
Members of the public may read published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.
Last February I purchased a leasehold property in Kings Langley. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Kings Langley - A selection of Queries before Purchasing
You will want to find out as much as possible about the managing agents as they can either make your living at the property much simpler or much more difficult. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the common parts. Enquire of other people what they think of them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending that money. How many of the leaseholders are in arrears for their maintenance charge payments? Is there a share of the freehold?
I was told by my bank that their panel conveyancers work on no move no charge basis for conveyancing in Kings Langley. I had a purchase abort yet the conveyancers want search fees! They say the fees are nothing to do with their fees!
Kings Langley conveyancing search fees are disbursements not solicitors fees as these are paid to independent parties.