Please explain the implications if my solicitor is expelled from the Lloyds Solicitor panel ahead of completing my conveyancing in Lymington?
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.
My partner and I are close to exchanging contracts on the sale of our home in Lymington and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Lymington. We have lived in Lymington for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of 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 sickness)
I used Stirling Law several years past for my conveyancing in Lymington. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Lymington 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 was pointed in your direction by numerous selling agents in Lymington to get a quote from a property lawyer on your site. What’s the financial advantage for Estate Agents to recommend your services rather than alternative conveyancing organisations?
We don’t give any financial incentive for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Should I use a Lymington conveyancing lawyer who is local to the property I am purchasing? An old friend can deal with the legal work but her office is 400miles drive away.
The primary upside of using a local Lymington conveyancing practice is that you can pop in to sign documents, hand in your identification documents and apply pressure on them where appropriate. Having local Lymington know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were impressed that must outweigh using an unfamiliar Lymington conveyancing lawyer just because they are round the corner.
My husband and I have AIP from Leeds Building Society who indicated that they will lend up to £350k. When do I need to appoint a lawyer for conveyancing? Lymington is where we plan to move to.
You can instruct a solicitor now so that the conveyancing practitioner can open the ledger so they can do their AML checks etc. As and when you wish them to commence work you will be asked for a payment on account usually approximately £200. That would normally be once you have the loan offer from the lender and survey back, but if you wish to expedite matters you can start the ball rolling quicker even though you may be risking some money.