My husband and I are planning to acquire a house in Palmers Green and have appointed a Palmers Green conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Britannia have this morning contacted us to advise us that there is now an issue as our Palmers Green conveyancer is not on their conveyancing panel. Is this a problem?
If you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Palmers Green solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
We have very assertive sellers who has suggested a preliminary agreement with a payment 6,000. Are such agreements sensible?
Lock out agreements are agreements binding a property vendor and purchaser giving the buyer exclusive rights to purchase the premises within a prescribed time frame. For all intents and purposes, an exclusivity agreement is a contract stating that you will receive a contract at a later time which is the contract for the actual sale. It is generally used for buyer protection though in many situations, the proprietor may enjoy an upside from such agreements as well. There are various positives and negatives to having an agreement but you should to check with your lawyer but note that it may result in incurring more in conveyancing charges. In light of this these contracts are not popular when it comes to conveyancing in Palmers Green.
The Palmers Green conveyancing solicitors that I recently instructed on my purchase in Palmers Green have without warning closed. They were on acting for me because I had to have a lawyer on the Coventry BS conveyancing panel and my previous Palmers Green lawyer was not. I sent them a cheque for two hundred pounds in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
Should my lawyer be raising enquiries regarding flooding during the conveyancing in Palmers Green.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Palmers Green. Some people will purchase a property in Palmers Green, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a number of searches that may be undertaken by the buyer or by their conveyancers which can give them a better appreciation of the risks in Palmers Green. The standard property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to discover whether the premises has ever been flooded. If the premises has been flooded in past and is not notified by the owner, then a buyer could commence a legal claim for losses resulting from an incorrect reply. A buyer’s solicitors should also order an environmental search. This will reveal if there is a recorded flood risk. If so, additional inquiries will need to be initiated.
In my capacity as executor for the will of my grandfather I am selling a house in Swansea but reside in Palmers Green. My lawyer (based 300 miles from mehas requested that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Palmers Green who can attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Palmers Green
What is the best way to find the right lawyer for my conveyancing in Palmers Green ?
Option 1 is to ask the people you trust who they used in the past and if they were happy with the service. Second, look on the web for conveyancing in Palmers Green. Call two or three from the list and request that they send you their conveyancing quote and speak to the lawyer who will conduct your conveyancing before you commit. Option 3 is to make use of this site to assist you in finding the right lawyers taking into account your unique factors including location,speed, complexity and who your intended lender is.Avoid the trap of appointing £99 conveyancing solicitors in Palmers Green