At what point does exchange of contracts occur in residential conveyancing in Seven Kings and do I need to be at the solicitors branch?
If you are local to our conveyancing solicitors in Seven Kings you are welcome to attend to sign documents. That being said, the firms we recommend supply a national conveyancing service and give just as comprehensive and professional a job for you when dealing with you digitally. The signing of the sale agreement is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Seven Kings)to be in the office available at the end of the phone to exchange contracts.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Lloyds Conveyancing panel ahead of completing my conveyancing in Seven Kings?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am being advised by my solicitor that defective lease insurance is required on my purchase. What is the level of cover for Seven Kings conveyancing?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I'm the sole beneficiary of my late mum's will and I have everything in my name now, including the house in Seven Kings. The Seven Kings property was put into my name in August. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the property in August. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the lender as this clause chiefly exists to capture subsales or the flipping of property.
I am expecting a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Seven Kings solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Seven Kings solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
The deeds to my house can not be found. The conveyancers who did the conveyancing in Seven Kings 4 years ago are no longer around. What do I do?
In today’s world there are duplicates made of almost everything, and your solicitor will be aware precisely where to find all the relevant documentation so you may buy or sell your property without any difficulty. If copies can’t be found, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on the property.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Seven Kings is the location of the property. Can you offer any opinion?
Flying freeholds in Seven Kings are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seven Kings you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seven Kings 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 residence.
As co-executor for the will of my grandfather I am disposing of a house in Newport but I am based in Seven Kings. My conveyancer (approximately 235 miles from merequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Seven Kings who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Seven Kings based