At what point will exchange of contracts occur in sale conveyancing in Sea Mills and do I need to attend the solicitors branch?
Where you are near to our conveyancing solicitors in Sea Mills you are invited in to sign documents. That being said, the law practices we work with offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you electronically. The signing of the contract is not the important part. Signing on the dotted line is necessary for the conveyancer to exchange contracts at the suitable time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Sea Mills)to be in the office available at the end of the phone to exchange contracts.
Can you clarify what the consequences are if my lawyer’s firm is removed from the RBS Solicitor panel ahead of completing my conveyancing in Sea Mills?
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 for a fee.
My wife and I are buying a house in Sea Mills. It might be a silly question but how we can trust a lawyer? At some point we have to deposit our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is there a list of UBS panel conveyancers in Sea Mills on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings available on the web. Where you are seeking to appoint a Sea Mills conveyancing practitioner on the UBS please use our facility.
Two weeks ago we had a mortgage agreed in principle with Co-operative. Sea Mills conveyancing practitioners were selected. How long does it take for Co-operative to issue the offer to the lawyer?
There is no definitive answer here. Have Co-operative conducted the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Should commercial conveyancing searches reveal impending roadworks that may impact a commercial premises in Sea Mills?
Its becoming the norm that commercial conveyancing solicitors in Sea Mills will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Sea Mills. The search result 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 Sea Mills.
For every commercial conveyancing transaction in Sea Mills it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Sea Mills commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Sea Mills.
four months have elapsed since my purchase conveyancing in Sea Mills completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a property in Sea Mills ahead of instructing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some banks may refuse to grant a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sea Mills. Conveyancing will be smoother if you use a solicitor in Sea Mills especially if they are familiar with such properties in Sea Mills.