We are buying a 3 bedroom apartment in Maidstone with a mortgage. We like our Maidstone conveyancer, but the bank says he's not on their "panel". It appears that we have little choice but to use one of the bank panel firms or retain our Maidstone conveyancing practitioner and pay for one of their panel firms to act for them. We regard this is unjust; are we not able to demand that the lender use our Maidstone conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Maidstone conveyancing lawyer to apply to be on the conveyancing panel.
It is is a decade since I acquired my home in Maidstone. Conveyancing lawyers have just been retained on the sale but I can't locate my title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be with the mortgage company or they could be in the possession of the lawyers who handled your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Maidstone relates to registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
I am due to move house in January. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Maidstone. Conveyancing firm was found prior to coming across your page.
On the afternoon of completion you can collect the keys from the estate agent however this should only occur once the previous owners conveyancers inform the agent that they have the completion monies and the keys can be collected. Subsequently you can tell the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can help you choose a conveyancing in Maidstone or a solicitor that specialises in conveyancing in Maidstone.
When it comes to lenders such as HSBC, do Maidstone solicitors face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am currently in the process of buying my council flat in Maidstone. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
I used Arc property Solicitors several years ago for my conveyancing in Maidstone. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Maidstone of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Maidstone is the location of the property. Is there any guidance you can impart?
Flying freeholds in Maidstone are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Maidstone you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maidstone may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Maidstone. I have chance upon a web site which appears to be the perfect offering If it is possible to get all the legals done via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?