My fiance and I are hoping to buy a home in Kingswood and are in fact using a Kingswood conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Bank of Ireland have this morning contacted us to inform me that they have now hit a problem as our Kingswood solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for 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 solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Kingswood lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
At what point can the exchange of contracts take place for sale conveyancing in Kingswood and do I need to attend the solicitors office?
Where you are local to our conveyancing solicitors in Kingswood you are welcome to attend to sign documents. However, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you by post or email. The executing of the contract is not the point of no return. A signed contract simply enables the firm to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Kingswood)to be in the office at the appropriate time.
The Kingswood conveyancing lawyers that I appointed last week on my purchase in Kingswood have suddenly shut down. I only went with them because I had to have a lawyer on the Co-operative conveyancing panel and my preferred Kingswood lawyer was not. I paid them funds on account. What do I do now?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
Will commercial conveyancing searches disclose planned roadworks that could impact a commercial estate in Kingswood?
Many commercial conveyancing solicitors in Kingswood will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Kingswood. The report sets out definitive data 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 Kingswood.
For every commercial conveyancing transaction in Kingswood it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Kingswood commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Kingswood.
I am selling my home. My past conveyancers have shut. I am in need of a recommendation of a conveyancing firm. Im based in Kingswood if that affects matters.
You should use our search tool to help you choose a solicitor for your conveyancing in Kingswood. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I am planning to acquire a flat and need a conveyancing solicitor in Kingswood who is on the lender solicitor panel. Can you recommend a Kingswood or local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Kingswood. We dont recommend any particular conveyancing practice.