Can you clarify what the consequences are if my solicitor is expelled from the UBS Conveyancing panel ahead of completing my conveyancing in Borough Green?
First, 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.
Various online forums that I have visited warn that are the number one reason for stalling in Borough Green house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Borough Green.
I used Action Conveyancing a few years ago for my conveyancing in Borough Green. Now, I need the files but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Borough Green of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Borough Green differ for newly converted properties?
Most buyers of new build or newly converted property in Borough Green come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Borough Green usually purchase the land, 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 conveyancers 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 accustomed to new build conveyancing in Borough Green or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Borough Green before instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor advised that some mortgage companies tend not issue a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Borough Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Borough Green to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing lawyer in Borough Green for my house move. Can I check a firm’s record with the profession’s regulator?
Anyone may find documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor call for training requirements.