Is the fact that my solicitor in West Malling is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 simply call the West Malling conveyancing practice and ask them why they are no longer on the approved list for your bank.
How up to date is your search tool for West Malling conveyancing solicitors on the Kent Reliance conveyancing panel? Do Kent Reliance send you an updated list?
West Malling conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
I am looking to buy a property and require a conveyancing solicitor in West Malling who is on the Norwich and Peterborough Building Society conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as West Malling. We dont recommend any particular firm.
If you had a top tip for choosing a conveyancing solicitor in West Malling what would it be?
It would be unwise to be tempted by the cheapest West Malling conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
My solicitor has informed me that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in West Malling?
The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Santander and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
After weeks of negotiation I have agreed a price on an apartment in West Malling. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. Shortly after, the conveyancing practitioner called me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various internet forums that I have frequented warn that are the number one reason for obstruction in West Malling house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in West Malling.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in West Malling I like with a park and railway links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in West Malling suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan that many years may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.