Can you clarify what the consequences are if my lawyer’s firm is suspended from the Co-operative Conveyancing panel ahead of completing my conveyancing in Coombe?
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.
Please help - my lawyer advises that lack of building regulations insurance is needed on my purchase. What is the level of cover for Coombe conveyancing?
The appropriate level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Halifax and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
I am the sole recipient of my late father’s will with all property in now in my sole name, including the house in Coombe. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Most lenders would take a practical view as this obligation principally exists to identify the purchase and immediately sell or the flipping of property.
is it true that all Coombe solicitor firms on the RBS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
It has been 3 months following my purchase conveyancing in Coombe took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Coombe differ for newly converted properties?
Most buyers of new build or newly converted property in Coombe approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Coombe usually purchase the real estate, 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 conveyancing solicitors 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 Coombe or who has acted in the same development.
My husband and I are new on the property ladder - had an offer accepted, yet the agent advised that the vendor will only move forward if we use their chosen conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer used to conveyancing in Coombe
We suspect that the seller is unaware of this demand. Should the vendor desire ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to use your own,trusted Coombe conveyancing solicitors - as opposed tothose that will give their estate agent a introducer fee or meet his conveyancing thresholds demanded by corporate headquarters.
Been searching for a solicitor for freehold sale conveyancing in Coombe. I'm selling, simple no mortgage to pay off, no hurry, currently vacant. Received a quote from a solicitor for £800 plus VAT which is a tad expensive considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Coombe?
Considering it’s a sale only, £425 + VAT would be about the best for sale conveyancing in Coombe.