I plan on acquiring a maisonette in Old Coulsdon. My Conveyancer has never been on on the lender solicitor list. Am I still permitted to appoint my Old Coulsdon conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
You have a number of choices open to you here
- Carry on with your preferred Old Coulsdon solicitor but your mortgage company will no doubt instruct a conveyancing practitioner on their approved list. This will result in additional charges together with likely frustration.
- Choose a fresh conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Appeal to your conveyancing practitioner to attempt to join the bank panel
Can you recommend a Platform Home Loans Ltd sanctioned Old Coulsdon conveyancing firm who can have us moved in within a very limited time frame? Would it be better to use a local Old Coulsdon conveyancer or a national firm?
We can recommend some very good Old Coulsdon conveyancing firms. Another option is to visit the main road in Old Coulsdon. Visit a couple of law practices and ask to speak with a conveyancing solicitor for a costs illustration. Discuss your time frames together with the reasons and get a commitment on speed. Choose the one that appears most efficient.
The Old Coulsdon conveyancing firm that I appointed last week on my purchase in Old Coulsdon have without warning shut down. I chose them because I had to have a lawyer on the RBS conveyancing panel and my family Old Coulsdon lawyer was not. I paid them £170 on account. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. 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 RBS 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 solicitors should be in a position to assist.
I used Stirling Law a few years ago for my conveyancing in Old Coulsdon. I now require my papers however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Old Coulsdon of the conveyancing firm of solicitors you previously instructed, 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 element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Old Coulsdon is the location of the property. Can you offer any guidance?
Flying freeholds in Old Coulsdon are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old Coulsdon you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old Coulsdon 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.
How up-to-date is your database of lawyers on the mortgage company conveyancing panel in Old Coulsdon? Do the banks send you an updated list?
Old Coulsdon firms and firms carrying out conveyancing in Old Coulsdon themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the mortgage company directly.