Is the fact that my conveyancer in Swaffham is not on my lender's solicitor panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Swaffham conveyancing practice and enquire why they are no longer on the approved list for your lender.
The Swaffham conveyancing lawyers that just started acting on my purchase in Swaffham have suddenly shut down. They were on acting for me because I needed a lawyer on the Principality conveyancing panel and my family Swaffham lawyer was not. I paid them £170 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 should appoint new lawyers that are on the Principality 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 help.
How does conveyancing in Swaffham differ for newly converted properties?
Most buyers of new build premises in Swaffham approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Swaffham usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Swaffham or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Swaffham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Swaffham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swaffham you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swaffham may determine 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.
Are there any apps to help identify a Swaffham law firm on the Yorkshire Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 25kilometers to meet the conveyancer.
You can use the facility on this website. Please pick a lender and your location and you will see a number of Swaffham conveyancing lawyers located nearest you. We have detailed some Swaffham conveyancing firms at the bottom of this page and you can contact them to check if they are on the Yorkshire Building Society approved list
My father-in-law has encouraged me to use his conveyancers in Swaffham. Should I find my own solicitor?
Much as we are happy to recommend a Swaffham conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to seek feedback from friends or relatives who have experience in using the solicitor you're contemplating using.