Am I correct in assuming that the fact that my conveyancer in Downend is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Downend conveyancing firm and enquire why they are no longer on the approved list for your bank.
Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Downend so that I can attend their offices when needed.
Whereas this was necessary twenty years ago, almost all lenders no longer need their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to hand over ID documents and there are still manifest advantages to choosing a local solicitor, in your case a conveyancing solicitor in Downend.
A friend pointed out to me me that in buying a property in Downend there could be various restrictions preventing external changes to the property. Is this right?
There are a number of properties in Downend which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Downend should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a end of terrace house in Downend. The intention is to carry out an extension to the side at the house.Will legal conveyancing on the property include enquiries to ascertain if these works are allowed?
Your property lawyer should check the deeds as conveyancing in Downend will occasionally reveal restrictions in the title documents which prohibit categories of changes or need the consent of another owner. Some works need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
My wife and I have organised a further advance on our mortgage from Kent Reliance as we want to conduct improvements to our house in Downend. Are we obliged to select a nearby Downend solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
How does conveyancing in Downend differ for new build properties?
Most buyers of new build residence in Downend come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Downend typically acquire 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 property lawyers 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 used to new build conveyancing in Downend or who has acted in the same development.
How do I identify a Downend law firm on the Halifax conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the conveyancer.
You can use the tool on this website. Please select a lender and your location and you will see a number of Downend conveyancing lawyers based on proximity. We have listed some Downend conveyancing firms towards the end of this page and you can telephone them to see if they are on the Halifax approved list
I am purchasing a property and require a conveyancing solicitor in Downend who is on the lender solicitor panel. Could you point me in the right direction as regards a Downend solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Downend. We dont recommend any particular conveyancing practice.