Is the fact that my conveyancer in Bromham is not on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Bromham conveyancing firm and enquire why they are no longer on the approved list for your lender.
At what point does exchange of contracts occur in residential conveyancing in Bromham and am I required to be at the lawyers office?
Where you are local to one of the conveyancing solicitors in Bromham you are invited in to sign documents. That being said, the firms we work with offer a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you digitally. The signing of the contract is not the critical part. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bromham)to be in the office available at the end of the phone to exchange contracts.
I am planning to acquire a house and need a conveyancing solicitor in Bromham who is on the Coventry Building Society approved. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Coventry Building Society in certain locations such as Bromham. We dont recommend any particular firm.
My wife and I are purchasing a flat in Bromham. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my mother sell her house in Bromham. Does the conveyancing solicitor order the EPC or do I organise this?
Following the abolition of HIPs, EPC’s was left as a mandatory part of moving house. An EPC needs to be to hand before the property is marketed. This is not as aspect of the sale process that solicitors normally arrange. Where you are instructing a Bromham conveyancing solicitor they might be willing to arrange energy performance certificates given their contacts with reputable local energy assessors
I recently had an offer accepted on a house in Bromham. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £200. Soon after, the property lawyer called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My friend recommended that where I am buying in Bromham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Bromham conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Bromham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Bromham.
I'm converting the mortgage on my existing house to a buy to let mortgage with Lloyds TSB Bank and I will use the rest of the raised equity towards a second property. The area we are looking at is Bromham. Will your solicitors be able to act for both sets of banks and link together the two deals?
Do use our search tool on this site to be sure that the lawyers are approved by both lenders. On the basis that they are your lawyer will be able to simultaneously deal with the two deals but you should talk with you conveyancer and make clear your expectations and needs.