I am acquiring residence in Brentford. My Conveyancer is not on the mortgage company solicitor panel. Am I still permitted to continue with my Brentford conveyancing solicitor even though they are not on the lender approved list?
Your options include
- Proceed with your chosen Brentford conveyancing practitioner but your bank will need to appoint a lawyer on their conveyancing panel. This will result in additional cost together with likely frustration.
- Appoint a new solicitor to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your lawyer to attempt to join the lender panel
At what point does exchange of contracts occur in residential conveyancing in Brentford and am I required to attend the conveyancers office?
Where you are round the corner to one of the conveyancing solicitors in Brentford you are welcome to attend to sign the paperwork. However, the lender approved solicitors we recommend supply a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you digitally. The executing of the contract is not the important part. A signed contract is just a prerequisite for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brentford)to be in the office at the appropriate time.
The Brentford conveyancing firm that I recently instructed on my purchase in Brentford have without warning shut down. They were on acting for me because I had to have a lawyer on the Bank of Ireland conveyancing panel and my preferred Brentford lawyer was not. I sent them a cheque for two hundred pounds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. 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 Bank of Ireland 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 lawyers should be in a position to assist.
I am helping my aunt sell her flat in Brentford. Does the conveyancing solicitor commission the EPC or it is for the owner to coordinate?
After the demise of Home Packs, energy performance certificates was left as a compulsory part of selling a house. An energy assessment should be to hand in advance of the property being advertised. This is not a task that solicitors ordinarily organise. If you are using a Brentford conveyancing solicitor they might be able to arrange energy performance certificates due to their contacts with long established local accredited person
My bid for a property was accepted at auction in Brentford. Conveyancing is needed. What are my next steps?
Now that you have legally bound yourself to purchase you should retain a conveyancing practitioner as a matter of urgency as you are facing a fast approaching a fixed date to complete the deal. An auction property should have a bespoke legal pack. This will include evidence of title and search results. If you have purchased leasehold property the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
I was told four weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Brentford is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Brentford?
Unless a prior purchase of the property took place post 12 October 2013 you may expect lawyers carrying out conveyancing in Brentford to remain encouraging a chancel search and or chancel repair liability policy.
We're FTB’s - agreed a price, but the agent has warned us that the seller will only issue a contract if we instruct their chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Brentford
We suspect that the owner is not behind this request. If they require ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Brentford conveyancing firm - not the ones that will earn the estate agent a referral fee or achieve conveyancing targets demanded by senior management.