Am I correct in assuming that the fact that my conveyancer in Kingstanding is not listed on my bank's conveyancing panel that there is a problem with the standard of his work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Kingstanding conveyancing firm and enquire why they are no longer on the approved list for your bank.
My Solicitor in Kingstanding has never been on on the Barclays Direct Approved Panel. Can I still use my family solicitor even though they are not on the Barclays Direct panel?
Your options are as follows:
- Complete the purchase with your existing Kingstanding solicitors but Barclays Direct will need to use a lawyer on their panel. This will result in additional overall conveyancing charges and result in frustration.
- Find a new practitioner to to deal with the purchase, obviously checking they are Barclays Direct approved.
- Try to convince your Barclays Direct based solicitor to try to join the Barclays Direct panel
is it true that all Kingstanding solicitor practices on the Skipton conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
I have decided to exercise my right to buy my property in Kingstanding off the council. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I can not fathom if my bank requires a lease extension. I have called into my local Kingstanding bank branch on numerous occasions and was advised it wasn't a problem and they will lend. My Kingstanding conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their specific requirements. I have no idea who is right.
Provided that the solicitor is on the bank panel, they must comply with the CML Handbook conditions for the 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I need some expedited conveyancing in Kingstanding as I have pressure to exchange contracts inside one month. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to do searches although no law firm would suggest that you don't. With lots of history conveyancing in Kingstanding the following are examples of issues that can crop up and adversely impact future mortgageability: Enforcement Notices, Outstanding Charges, Overdue Grants, Road Schemes,...
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Kingstanding for a purchase of a freehold house 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Kingstanding conveyancing specialists.
How does conveyancing in Kingstanding differ for newly converted properties?
Most buyers of new build premises in Kingstanding contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because house builders in Kingstanding typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kingstanding or who has acted in the same development.