I am nearing exchange of contracts for my maisonette in Kingsley and the estate agent has just text me to say that the buyers are switching solicitor. The excuse is that the lender will only deal with solicitors on their approved list. On what basis would a leading mortgage company only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Kingsley ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Please could you recommend a Chelsea Building Society approved Kingsley conveyancing practice finish our house move within under 3 weeks? Am I best advised to unstruct a local Kingsley solicitor or a national firm?
We would be happy to suggest some excellent Kingsley conveyancing firms. Another option is to visit the high street in Kingsley. Approach a couple of law practices and request to see a conveyancing solicitor for a quote. Discuss your deadline together with your reasons and ask for a commitment on your deadline. Select the one that genuine.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Kingsley?
Its becoming the norm that commercial conveyancing solicitors in Kingsley will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Kingsley. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kingsley.
For each commercial conveyancing transaction in Kingsley it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Kingsley commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Kingsley.
Due to the encouragement of my in-laws I had a survey completed on a house in Kingsley in advance of instructing lawyers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some banks tend refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kingsley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kingsley to see if the conveyancing costs will increase in light of this.
In my capacity as executor for the estate of my father I am disposing of a house in Swansea but live in Kingsley. My solicitor (based 235 kilometers awayrequires that I sign a stat dec prior to completion. Can you recommend a conveyancing solicitor in Kingsley 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 any notary public or qualified solicitor will suffice regardless of whether they are Kingsley based
We are thinking of using a web based solicitor as opposed to a Kingsley conveyancing firm. Any advice?
Various benefits exist in being able to visit a local Kingsley conveyancing solicitor such as
- signing papers same day
- sometimes being able to see someone face-to-face can make a huge difference, particularly for more complex conveyancing
- the ability to raise concerns if things go pear-shaped
When analysing quotes, look out for hidden extras. The majority decent Kingsley high street solicitors give an all-inclusive price. Many online agents appear to offer low cost prices, but have burried 'extras' in the small print.