Unfortunately I am unable to travel far from Southwold. I would like to know the understand why all Southwold solicitors aren't included on all mortgage company panels?
Before the recession most mortgage companies exhibited an attitude to risk which is different than today. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the lawyers on your panel. Consequently, mortgage companies have since soughtmore information from law firms about their processes and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Many law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum volume of transactions the mortgage companies required.
When does exchange of contracts happen for purchase conveyancing in Southwold and do I need to attend the solicitors branch?
Where you are local to one of the conveyancing solicitors in Southwold you are welcome to attend to sign documents. However, the lender approved solicitors we recommend offer a national conveyancing service and provide just as comprehensive and professional a job for you when dealing with you by post or email. The executing of the property agreement is not the critical part. Signing on the dotted line is necessary for the solicitor to address the formalities at the appropriate 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 play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Southwold)to be in the office available at the end of the phone to exchange contracts.
We are planning on selling our property in Southwold and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Southwold lawyer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Southwold. We have lived in Southwold for 4 years we know of no issue. Do we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? 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)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Southwold?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Southwold. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a conveyancing practitioner in Southwold for my sale. Can I see a firm’s record with the profession’s regulator?
You may read published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.
Living abroad I am unable to be present at my Southwold conveyancing solicitors office to sign documents for conveyancing in Southwold – is this a problem?
You need not be concerned. Southwold conveyancing solicitors can handle home moves for clients nationally. You are unlikely to be required to meet your lawyer in the flesh at a Southwold conveyancers office. Almost all conveyancer can deal with everything using post, email, telephone and fax.