What happens if my solicitor is expelled from the Santander Conveyancing panel ahead of completing my conveyancing in Coven?
First, this is very unlikely to happen. 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 at a cost.
Me and my partner are purchasing a apartment in Coven. I might seem paranoid but how we can trust a lawyer? At some point we will need to put our life savings into their account. What is the protection we have from them run away with our money?
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.
We had appointed conveyancing lawyers with offices in Coven on the Lloyds solicitor panel. They have just billed me a further fee for handling the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. This fee is not dictated by Lloyds but by your Coven conveyancing practitioner. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee and others do not.
I recently had an offer accepted on an apartment in Coven. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. Shortly after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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.
What does a local search reveal regarding the house I am purchasing in Coven?
Coven conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search is essential in every Coven conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Coven?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Coven. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Coven is the location of the property. Can you offer any advice?
Flying freeholds in Coven are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Coven you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coven may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am using a search engine for the phrase conveyancing in Coven it brings up many conveyancersin the area. How do I determine which is the suitable conveyancer for the sale of my house?
The best method of choosing the right conveyancer is via trusted testimonial, so seek the counsel of colleagues and those you trust who have bought a property in Coven or a local estate agent or mortgage broker. Charges for conveyancing in Coven differ, so it's advisable to secure at least four quotes from different property lawyers. Dont forget to clarify what costs in the quote includes.