Is the fact that my conveyancer in Keston is not on my bank's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 most common reasons for removal are: (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. Where you are concerned you should contact the Keston conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Completed the sale of my flat in Keston last November yet the purchaser is telephoning me to moan that their solicitor is waiting to hear from mylawyer. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor is obliged to send the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There are no post completion formalities specific conveyancing in Keston.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather use a Keston based conveyancing firm?
Do check but the chances are that allocate you one of their panel solicitors where you accept the "fee-free" deal. Contact the lender to determine if they offer you a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Keston.
I have recentlydiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Keston for a purchase of a leasehold flat 12 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Keston conveyancing specialists.
I am purchasing my first flat in Keston with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about this side-deal as it would jeopardize my loan with Barclays . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I better off to choose a Keston conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can execute the legal work however his firm is located over three hundred miles drive away.
The benefit of a local Keston conveyancing firm is that you can visit the firm to execute documents, present your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were impressed that must surpass using an unfamiliar Keston conveyancing solicitor just because they are Keston based.