My fiance and I are looking to purchase a property in Kenton and have instructed a Kenton conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Aldermore have this evening contacted us to inform me that they have now hit a problem as our Kenton lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Kenton solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
My partner and I intend to remortgage our flat in Kenton with Yorkshire BS. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Yorkshire BS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire BS. This is solely used to protect Yorkshire BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We are due to move home in September. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Kenton. Conveyancing lawyer was found prior to coming across your website.
On the day of completion you can collect the house keys from your property agent however this can only occur after the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you can tell the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you choose a conveyancing in Kenton or a lawyer that specialises in conveyancing in Kenton.
is it true that all Kenton solicitor practices on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
Last month we had a mortgage agreed in principle with Nottingham. Kenton conveyancing solicitors were instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?
Some lenders take longer than others. Have Nottingham conducted the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when buying a house in Kenton? or Apparently there is a law dating back centuries that means some owners of property residing in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this applicable for conveyancing in Kenton?
Unless a previous acquisition of the premises took place post 12 October 2013 you could take it that lawyers carrying out conveyancing in Kenton to remain recommending a chancel search and or chancel repair liability insurance.
I'm converting the mortgage on my current home to a BTL mortgage with Bank of Ireland and I will use the rest of the raised equity towards another house. The neighborhood we are talking about is Kenton. Will your lawyers be able to act for the two lenders and tie in the two deals?
Make use of our comparison tool on this site to ensure that the lawyers are on the appropriate lender panels. Having checked that they are your solicitor should be able to tie up the two transactions but you should have a chat with you lawyer and make clear your desired outcome and needs.
I have been sourcing a conveyancing lawyer in Kenton for my sale. Can I check a solicitor's complaints history with the legal regulator?
One can see published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.