Me and my partner are purchasing a 3 bedroom flat in Thames View with a mortgage. We have a Thames View solicitor, but the bank says he's not on their "panel". It appears that we have no option but to select one of the lender panel solicitors or keep our Thames View conveyancing practitioner as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Thames View conveyancing solicitor to apply to be on the conveyancing panel.
Finally the sale completed on my house in Thames View last January but the buyer keeps Skype messaging daily to moan that his solicitor needs to hear from mine. What should my lawyer have done following completion?
Post completion of your sale your solicitor should send the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer must also send confirmation that the home loan has been discharged to the buyers solicitors. There are no post completion requirements peculiar conveyancing in Thames View.
Will our solicitor be making enquiries regarding flooding as part of the conveyancing in Thames View.
The risk of flooding is if increasing concern for lawyers dealing with homes in Thames View. There are those who buy a house in Thames View, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified 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 can figure out the risks in Thames View. The standard property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to discover whether the premises has historically flooded. If the residence has been flooded in past and is not disclosed by the seller, then a buyer could bring a compensation claim as a result of such an incorrect response. The buyer’s conveyancers may also carry out an enviro search. This should disclose if there is a recorded flood risk. If so, additional inquiries will need to be carried out.
I am a sole trader planning to take over a lease of an office on the high street. Can you recommend lawyers offering competitive charges for commercial conveyancing in Thames View for below £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Thames View, including the sale and purchase of businesses as well as simply property. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Let us have your details or phone so as to enable us to supply you with a fixed commercial conveyancing calculation.
My cousin has recommend that I instruct his lawyers for conveyancing in Thames View. Should I choose my own conveyancer?
No doubt the best way to select a conveyancing solicitor is to have feedback from friends or family who have used the conveyancer you're are thinking of instructing.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.