Is the fact that my solicitor in Kingsnorth is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Kingsnorth conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
It is is a decade since I bought my home in Kingsnorth. Conveyancing solicitors have recently been appointed on the sale but I am unable to locate the deeds. Is this a major issue?
Don’t worry too much. First the deeds may be kept by your lender or they could be in the possession of the solicitor who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Kingsnorth relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Kingsnorth?
There are many recorded licenced Conveyancers in Kingsnorth and Solicitor partnerships in Kingsnorth who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We are planning to move house in August. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you recommend a removal company in Kingsnorth. Conveyancing solicitor was found before I stumbled across this website.
On the afternoon of completion you will need to pick up the keys from the estate agent however this can only occur once the vendors conveyancers inform the agent that they have the completion monies and the keys can be passed over. You can tell the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can assist you in choosing a residential property solicitor in Kingsnorth or a solicitor with expertise in conveyancing in Kingsnorth.
I had a mortgage agreed in principle with Bank of Ireland. Kingsnorth conveyancing practitioners were instructed. How long does it take for Bank of Ireland to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have Bank of Ireland conducted the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I used Action Conveyancing a few years past for my conveyancing in Kingsnorth. Now, I need my files but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kingsnorth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £195,000 and found one round the corner in Kingsnorth I like with a park and railway links in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in Kingsnorth in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage that many years may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
As co-executor for the estate of my father I am selling a house in Swansea but reside in Kingsnorth. My solicitor (who is 235 kilometers from merequires that I execute a stat dec before completion. Can you recommend a conveyancing solicitor in Kingsnorth to attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Kingsnorth based