My fiance and I are looking to buy a property in South Kensington and are in fact using a South Kensington conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Ireland have this evening contacted us to inform me that they have now hit a problem as our South Kensington solicitor is not on their conveyancing panel. Please explain?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also represent 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 Quality Scheme. Your property lawyer 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 lawyers to represent them. 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 South Kensington lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
My partner and I have recently purchased a property in South Kensington. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in South Kensington?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in South Kensington. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner answers a questionnaire referred to as a SPIF. answers is incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in South Kensington.
I am due to move house in April. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in South Kensington. Conveyancing solicitor was chosen before I stumbled across this page.
On the day of completion you can collect the house keys from the estate agent but this should only be done after the vendors lawyers inform the agent that the monies to complete are in and the keys can be passed over. You can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a conveyancing in South Kensington or a firm that specialises in conveyancing in South Kensington.
Please help - my lawyer says that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in South Kensington?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I am currently in the process of buying my council flat in South Kensington. I have a mortgage offer with RBS. 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial property in South Kensington?
Its becoming the norm that commercial conveyancing solicitors in South Kensington will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in South Kensington. The search result provides definitive information 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 South Kensington.
For each commercial conveyancing transaction in South Kensington it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to South Kensington commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in South Kensington.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. South Kensington is where the house is located. What do you suggest?
Flying freeholds in South Kensington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside South Kensington you must be sure that your lawyer goes 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 South Kensington 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 simple is it to swap firm as I have to appoint one who is on the National Westminster Bank conveyancing list. I was using a family conveyancing solicitor in South Kensington round the corner but the firm is not approved by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in South Kensington on the National Westminster Bank panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in South Kensington. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in South Kensington.