Am I correct in assuming that the fact that my conveyancer in Nayland is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Nayland conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can the conveyancing lawyers that are recommend conduct auction conveyancing in Nayland?
There are a few auction lawyers we can connect you with those specialising in auction conveyancing. Nayland is one of our areas of where our lawyers have offices.
At what point does exchange of contracts happen for domestic conveyancing in Nayland and am I required to attend the solicitors office?
Where you are round the corner to our conveyancing solicitors in Nayland you are invited in to sign documents. However, the lender approved solicitors we work with provide a national conveyancing service and provide just as diligent and professional a job for you when dealing with you by post or email. The executing of the sale agreement is not when everything is set in stone. A signed contract is necessary for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Nayland)to be in the office available at the end of the phone to exchange contracts.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a Nayland based conveyancing firm?
You should check but the the likelihood is that allocate you one of their panel conveyancers where you take up the "fee-free" offer. Speak to the mortgage company to explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Nayland.
What can a local search tell me about the house my wife and I purchasing in Nayland?
Nayland conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays an important part in many a Nayland conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I'm refinancing my current house to a buy to let loan with Norwich and Peterborough Building Society and I will use the ballance of the raised equity towards another house. The location we are talking about is Nayland. Will your solicitors be able to act for the two lenders and link together the conveyances?
Make use of our comparison tool on this page to check that the lawyers are on the relevant lender panels. On the basis that they are the conveyancer will be able to simultaneously deal with the two deals but you should have a chat with you lawyer and make clear your desired outcome and needs.