I can't travel far from Bickley. What is the rationale as to why all Bickley solicitors aren't included on all bank panels?
Banks ordinarily restrict either the nature or volume of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a practice needs to have at least two partners. As well as restricting the structure of firm, some have made a decision to limit the number of firms they allow to act for them. It is worth noting that building societies have no responsibility for the accuracy of service provided by any Bickley property lawyer on their approved list. Mortgage fraud was a key driver in the culling of solicitor panels a few years ago notwithstanding that there are opposing assessments concerning the extent of solicitor involvement in some of that fraud. Data from HMLR exposes that thousands of law practices only conduct less than three conveyances annually. Those vindicating conveyancing panel pruning ask why conveyancing firms deserve the right to remain on a lender panel when clearly property law is not their primary expertise?
I am hoping to complete my purchase in Bickley next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the bank expect the insurance to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not specific to conveyancing in Bickley.
Having sold my house in Bickley last January yet the purchaser is Skype messaging daily to say her solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your house sale your conveyancer is duty bound to forward the transfer documentation and all additional paperwork to the buyer’s lawyers. Where relevant, your solicitor must also confirm that the mortgage has been repaid to the buyers lawyers. There are no post completion formalities peculiar conveyancing in Bickley.
The Bickley conveyancing solicitors that I recently instructed on my house acquisition in Bickley have suddenly closed. They were on acting for me because I needed a firm on the Virgin Money conveyancing panel and my family Bickley lawyer was not. I paid them funds in advance. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Virgin Money 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.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Bickley? or I am told that there is an ancient law that means some house owners residing in a parish church boundary will be compelled to pay for maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Bickley?
Unless a previous acquisition of the house completed after 12 October 2013 you may assume that solicitors carrying out conveyancing in Bickley to continue to advocate a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who did the conveyancing in Bickley 4 years ago no longer exist. What do I do?
Gone are the days when you need to have the physical original deeds to establish that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.