I can't travel far from Belsize Park. What is the rationale as to why all Belsize Park conveyancers aren't included on all bank panels?
As unjust as it may appear for mortgage companies to restrict who can represent them, from the public’s or conveyancer’s viewpoint, the the contrary view is that banks are becoming ever more anxious and regard it necessary to protect them from mortgage fraud. As a consequence of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a manageable size.
Last January we completed a house move in Belsize Park. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Belsize Park?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Belsize Park. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller fills in a questionnaire called a SPIF. answers proves to be misleading, you could possibly take legal action 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 Belsize Park.
What happens if my lawyer’s firm is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Belsize Park?
The first thing to point out is that, this is a very rare occurrence. 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.
Have just purchased a probate house at auction in Belsize Park. Conveyancing is needed. What happens now?
Given that you have now legally bound yourself to purchase you must appoint a conveyancing practitioner soon as you will have a pending a drop dead date to complete the deal. Every auction property will have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
Is it the case that all Belsize Park solicitor firms on the Bank of Ireland conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
My wife and I have organised a further advance on our mortgage from Kent Reliance as we wish to carry out a loft conversion to our home in Belsize Park. Do we need to select a bricks and mortar Belsize Park solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
We are planning on selling our house in Belsize Park and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Belsize Park. We have lived in Belsize Park for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You must enquire of 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 health insurance to cover that same illness)
What does commercial conveyancing in Belsize Park cover?
Non domestic conveyancing in Belsize Park covers a broad range of services, provided by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.