It has come to my attention via my lender that my Swanscombe the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be sure if this is correct?
The first thing you need to do is to call your Swanscombe conveyancer. You lawyer should notify you of the situation. If they are not on the panel they may recommend you to a Swanscombe conveyancing practice that is on the conveyancing panel for your lender.
Last December we completed a house move in Swanscombe. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Swanscombe?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Swanscombe. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a seller answers a form referred to as a Seller’s Property Information Form. If the information turns out to be incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Swanscombe.
At what point will exchange of contracts happen for sale conveyancing in Swanscombe and am I required to be at the conveyancers office?
Where you are in close proximity to our conveyancing solicitors in Swanscombe you are invited in to sign the paperwork. However, the law practices we work with supply a countrywide conveyancing service and give just as detailed and professional a job for you when dealing with you by post or email. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the conveyancer 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 lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swanscombe)to be in the office available at the end of the phone to exchange contracts.
I just bought a property at auction in Swanscombe. Conveyancing is necessary. What are my next steps?
Now that you are legally committed yourself to purchase you should retain a conveyancing practitioner quickly as you are faced with a fast approaching deadline in which to complete the transaction. Every auction property will have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You should give this to the solicitor instructed by you as soon as possible. Do make sure that your finances are in place to complete on the on the contractual date .
I'm the single beneficiary of my late father’s will and I have everything in my name alone, including the house in Swanscombe. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in January. Do I have to wait 6 months to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view lenders take of it, depend on the lender as this clause chiefly exists to capture the purchase and immediately sell or the flipping of property.
Is it the case that all Swanscombe solicitor firms on the Santander conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be overseen by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Swanscombe I like with open areas and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Swanscombe for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I have been sourcing a conveyancing practitioner in Swanscombe for my sale. Can I see a solicitor's record with the legal regulator?
Members of the public can find presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.