My mortgage broker has requested my Beddington lawyer’ panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have called my local Beddington branch but they don't know it.
The sensible thing to do is ask for this information from your Beddington lawyer . They should have a central record lender panel numbers.
Can you clarify what the consequences are if my lawyer’s firm is removed from the RBS Solicitor panel ahead of completing my conveyancing in Beddington?
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.
My wife and I are close to exchanging contracts on the sale of our property in Beddington and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Beddington. Having lived in Beddington for 5 years we know that this is a non issue. Should we contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. 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 life insurance to cover that same ailment)
I used Arc property Solicitors a few years ago for my conveyancing in Beddington. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beddington of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Beddington I like with open areas and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Beddington in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
Should I be suspicious about brokers that I am dealing with are suggesting a national conveyancing firm as opposed to a local Beddington conveyancing company?
As is the case with many professional services, often referrals from family and friends can be most helpful. But there are numerous players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all recommend conveyancers to select. Sometimes the lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the endorsement. You are free to choose your own lawyer. However, bear in mind that some banks operate an approved list of law firms you have to use for the mortgage related work in your home move.