We are intending to acquire a 3 bedroom apartment in Kidsgrove with a mortgage. We have a Kidsgrove lawyer, but the lender says he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Kidsgrove property lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to require that the bank use our Kidsgrove conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Kidsgrove conveyancing lawyer to apply to be on the conveyancing panel.
Can you recommend a Yorkshire Building Society approved Kidsgrove conveyancing practice who can have us moved in within less than a month? Am I best advised to unstruct a local Kidsgrove firm or a nationwide comparison site?
We can recommend some very good Kidsgrove conveyancing firms. Another option is to visit the high street in Kidsgrove. Visit some well established law practices and request to speak with a conveyancing solicitor for a fee estimate. Explain your time frames together with your reasons and ask for a commitment on speed. Appoint the lawyer that genuine.
We are planning to move property in January. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Kidsgrove. Conveyancing firm was found before I stumbled across your website.
On the afternoon of completion you can collect the house keys from your selling agent but this can only be done when the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you should tell the removal men that you are ready to move in. We do not suggest a specific removal company but can help you find a conveyancing in Kidsgrove or a legal practice that specialises in conveyancing in Kidsgrove.
We are getting a further advance on our home loan from Kent Reliance as we wish to carry out renovations to our house in Kidsgrove. Are we obliged to appoint a bricks and mortar Kidsgrove solicitor on the Kent Reliance conveyancing panel to handle the paperwork?
Kent Reliance do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
Two weeks ago we had a mortgage agreed in principle with Barclays. Kidsgrove conveyancing practitioners are appointed. How long does it take for Barclays to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Barclays done the survey? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My colleague advised me that where I am purchasing in Kidsgrove I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Kidsgrove conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Kidsgrove around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Kidsgrove Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Kidsgrove Education with plans and statistics, Local Amenities and other useful information regarding Kidsgrove.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Kidsgrove is the location of the property. What do you suggest?
Flying freeholds in Kidsgrove are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kidsgrove you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kidsgrove may ascertain 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 residence.
In my capacity as executor for the will of my uncle I am disposing of a residence in Monmouth but reside in Kidsgrove. My lawyer (based 235 miles from meneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Kidsgrove who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Kidsgrove based