What happens if my lawyer’s firm is expelled from the TSB Solicitor panel ahead of completing my conveyancing in Longford?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My wife and I purchasing a detached bungalow in Longford. The intention is to carry out a loft conversion at the house.Will legal investigations on the property include investigations to ascertain if these works are allowed?
Your solicitor will check the deeds as conveyancing in Longford will sometimes identify restrictions in the title deeds which restrict categories of works or need the consent of a 3rd party. Some additions require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
I have decided to exercise my right to buy my property in Longford off the council. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Longford is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am planning on selling our home in Longford and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Longford conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Longford. Having lived in Longford for 5 years we know of no issue. Do we get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
How does conveyancing in Longford differ for new build properties?
Most buyers of new build property in Longford contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because builders in Longford tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Longford or who has acted in the same development.
We're FTB’s - had an offer accepted, yet the estate agent told us that the owners will only proceed if we instruct their preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Longford
We suspect that the seller is not behind this request. If they want ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Avoid the agents and go straight to the owners and make the point that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to use your preferred Longford conveyancing lawyers - not the ones that will provide the estate agent a referral fee or achieve conveyancing figures pre-set by head office.
I am searching for Longford online conveyancing estimates. Can I be confident that all the Longford firms that are listed on your website are on the lender conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Longford conveyancing solicitor being on the bank conveyancing panel is incorrect.