The Orpington conveyancing lawyers that just started acting on my house acquisition in Orpington have without warning closed. I only went with them because I needed a solicitor on the Yorkshire BS conveyancing panel and my family Orpington lawyer was not. I sent them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then inform them straight away so that they can let the sellers know 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 will need to appoint new lawyers that are on the Yorkshire BS 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 may be able to help.
I am planning on selling our home in Orpington and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Orpington conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing firm rather than a conveyancing solicitor in Orpington. Having lived in Orpington for six years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I'm buying my first flat in Orpington with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about the side-deal as it could impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How simple is it to transfer to a new solicitor as I need to retain a firm on the The Mortgage Works conveyancing panel. I hired a family conveyancing solicitor in Orpington five minutes from me but he is not accepted by The Mortgage Works
It would be our pleasure to help you select a conveyancing solicitor in Orpington on the The Mortgage Works panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Orpington. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Orpington.
My husband and I are four weeks into a residential purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Orpington. We are not happy. Can you help me find new conveyancers?
They would have to be very bad to suggest changing them. Has the loan offer been generated? If so you need to make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the banks approved list to avoid added charges and delays. That should be your first question of the new lawyers. The search tool will assist you in finding a lender approved conveyancer for your conveyancing in Orpington
We are hoping to buy a three room maisonettein Orpington with a loan from a bank. We have a solicitor in Orpington however our lender says he's not on their "panel". Apparently we need to choose one of the our lender panel firms or keep our Orpington solicitor and incur the extra costs for one of their panel ones to represent our lender. This seems very unfair; is there anything we can do?
Unfortunately,no. The lender mortgage offered to you is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including most conveyancing solicitors in Orpington : 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 solicitors to apply to be on the conveyancing panel for your lender.