I am getting a mortgage offer from Nat West. My intention is to enlist the help of a Licensed Conveyancer in Danbury. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I have given 8 weeks notice to my existing landlord and must be out of my let out property in Danbury by 21/1/2026. Conveyancing for my house purchase is underway. How realistic is it to complete in 4 weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to serve notice for your lease unless your lawyer suggests that you should. Assuming that you have not previously done so, speak to your lawyer and request that they cajole the sellers side, try to get a realistic time scale from them that everyone will aim to achieve
It is is a decade since I acquired my property in Danbury. Conveyancing lawyers have now been retained on the sale but I am unable to find the title documents. Is this a problem?
You need not be too concerned. First the deeds may be retained by the lender or they could be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Danbury relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Danbury?
The first thing to point out is that, 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 at a cost.
I am downsizing from our home in Danbury and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Danbury. We have lived in Danbury for three years we know that this is a non issue. Do we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am using a search engine for the phrase conveyancing in Danbury it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for purchase transaction?
The best method of choosing the right conveyancer is through a personal recommendation, so ask colleagues and those you trust who have purchased a property in Danbury or a reputable estate agent or financial adviser. Charges for conveyancing in Danbury differ, so it's sensible to request at least three costs illustrations from different solicitors. Dont forget to clarify that the fees are fixed.