What happens if my lawyer’s firm is removed from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Lowestoft?
First, this is very unlikely to happen. 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 at a cost.
is it true that all Lowestoft solicitors on the Yorkshire BS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
Can I be sure that the Lowestoft conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Lowestoft obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I currently have a mortgage with Aldermore for my property in Lowestoft. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Aldermore must be informed of your intention in advance of renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel solicitor.
Should commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Lowestoft?
Its becoming the norm that commercial conveyancing solicitors in Lowestoft will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Lowestoft. The report sets out 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 Lowestoft.
For every commercial conveyancing transaction in Lowestoft it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Lowestoft commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Lowestoft.
I decided to have a survey carried out on a property in Lowestoft prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some banks will not give a mortgage on such a property.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you e-mail us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lowestoft. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lowestoft to see if the conveyancing costs will increase in light of this.
How difficult is it to transfer to a new firm as I need to appoint a firm on the Barclays Direct conveyancing list. I hired a local conveyancing solicitor in Lowestoft round the corner but she is not approved by Barclays Direct
We will our best to assist in finding you a conveyancing solicitor in Lowestoft on the Barclays Direct panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Lowestoft. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Lowestoft.
In my capacity as executor for the estate of my grandfather I am disposing of a house in Monmouth but I am based in Lowestoft. My conveyancer (based 300 kilometers from meneeds me to sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Lowestoft who can witness this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Lowestoft