The Sheerness conveyancing lawyers that I recently instructed on my purchase in Sheerness have without warning shut down. They were on acting for me because I needed a firm on the Coventry BS conveyancing panel and my family Sheerness lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. 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 can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would 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 should be in a position to assist.
I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being pedantic. The Sheerness solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
TSB have agreed my home loan in principle, my offer on a house in Sheerness has been accepted, what happens next?
The property agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Call up TSB or the financial adviser and finalise any appropriate documentation. TSB will instruct a valuer who will get in touch with the estate agent or owners to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. TSB will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sheerness.
My offer on a property in Sheerness has been accepted, the sellers do nevertheless have a dependent purchase. The owners have placed an offer on a flat, but it’s not yet tied up, and have viewings of other apartments booked. I have selected a nearby conveyancing solicitor in Sheerness. What should be my next step? At what stage do I apply for the mortgage with Clydesdale?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Sheerness conveyancing search charges, etc). The first course of action is to check that your solicitor is on the Clydesdale conveyancing panel. Concerning the subsequent phase this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. In a hot market many purchasers will apply for the mortgage with Clydesdale and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with the conveyancing in Sheerness.
Will our conveyancer be raising questions about flooding as part of the conveyancing in Sheerness.
Flooding is a growing risk for lawyers dealing with homes in Sheerness. Some people will buy a house in Sheerness, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Sheerness. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to find out whether the premises has historically flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser may issue a compensation claim as a result of such an incorrect reply. The buyer’s lawyers should also commission an enviro report. This will indicate if there is any known flood risk. If so, additional inquiries will need to be conducted.
I used Stirling Law a few years ago for my conveyancing in Sheerness. Now, I need the documents however the law firm has closed. What do I do?
You should call 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 Sheerness of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Given that I am about to part with over three hundred thousand on a house in Sheerness I wish to talk to a lawyer regarding thehouse move in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in Sheerness.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Sheerness should be the figure that you are charged.
As co-executor for the will of my father I am selling a property in Swansea but reside in Sheerness. My solicitor (approximately 260 miles awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Sheerness who can witness this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Sheerness based