The Hither Green conveyancing firm that just started acting on my purchase in Hither Green have suddenly closed. I only went with them because I needed a solicitor on the Aldermore conveyancing panel and my previous Hither Green lawyer was not. I paid them funds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Me and my partner are buying a apartment in Hither Green. I might seem paranoid but how we can trust a solicitor? At some point we will need to put our life savings 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.
Principality have agreed my mortgage in principle, my bid on a flat in Hither Green has been accepted, what happens next?
Your property agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Contact Principality or the broker and complete any outstanding documentation. Principality will instruct a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Principality will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hither Green.
Our sealed bid on a house in Hither Green has been agreed to, the owners do nevertheless have a connected purchase. The sellers have placed an offer on on an apartment, but it’s not yet tied up, and are looking at other properties booked. I have selected a bricks and mortar conveyancing solicitor in Hither Green. What should be my next step? When do I get the mortgage application with Lloyds going?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Hither Green conveyancing search costs, etc). First, you should ensure that your property lawyer is on the Lloyds approved list. As to the next steps this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. In a hot market the majority of purchasers will apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with the conveyancing in Hither Green.
The deeds to my property are lost. The lawyers who dealt with the conveyancing in Hither Green 10 years ago no longer exist. What do I do?
As long as the title is registered the details of your ownership will be recorded by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, identify your house and obtain current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Hither Green is where the house is located. Is there any advice you can impart?
Flying freeholds in Hither Green are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hither Green you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hither Green 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.
How simple is it to use the search app to locate a conveyancing practitioner in Hither Green on the authorised to act for my bank?
Step one is to pick a bank such as Halifax, Barnsley Building Society or Bank of Ireland then specify your preferred area a common one being Hither Green. Conveyancing practices in Hither Green and further afield will then be identified.
What do I do if I am not happy with the conveyancer who undertook our conveyancing in Hither Green?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that sometimes things do go wrong. Nevertheless there is recourse if you were dissatisfied with your conveyancing in Hither Green. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.