Are the BSA intent on creating a online directory to to identify law firms on the Earl Shilton BS conveyancing panel for example in Kingstanding?
We are not aware of any plans on the part of the BSA to develop such a register.
I used Arc property Solicitors a few years past for my conveyancing in Kingstanding. Now, I need the documents however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Kingstanding of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Kingstanding with a loan from Godiva Mortgages Ltd. The sellers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my conveyancer about the side-deal as it could put at risk my mortgage with the lender. 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.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Kingstanding is where the house is located. Can you shed any light on this issue?
Flying freeholds in Kingstanding are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kingstanding you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingstanding 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 property.
How difficult is it to switch firm as I need to select a firm on the Aldermore conveyancing panel. I hired a family conveyancing solicitor in Kingstanding round the corner but she is not accepted by Aldermore
We will our best to assist in finding you a conveyancing solicitor in Kingstanding on the Aldermore panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Kingstanding. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Kingstanding.
My partner and I are buying a first floor flat in Kingstanding. At the time of instructing our conveyancer, they said that they were on all mainstream lender panels. The mortgage broker called today to advise that they don't appear to be on the Nationwide approved list. Were it to be true, what should we do? Should we simply pick a different conveyancer that is on their approved list or do we pay for dual representation, with Nationwide appointing their own approved solicitor.
If you are acquiring a property needing a mortgage it is conventional for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to meet. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should contact Nationwide to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Nationwide's conveyancing panel and you may continue to use your own Kingstanding solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another conveyancer into the equation.