I am progressing with the sale of my flat in Valley and the estate agent has just called to say that the purchasers are swapping law firm. The reason given is that the bank will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Valley ?
UK lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
Me and my partner are about to exchange buying a house in Valley but as a result of wreckage from the recent storms I have was able negotiate reparation from the seller in the sum of £2k by way of a reduction in the price. I had intended this to be dealt with as part of amending the contract but Kent Reliance are not allowing this. Why were they informed?
Any lawyer being on a Kent Reliance approved list is obliged to advise Kent Reliance of any changes to the sale price. If you were to refuse your conveyancing practitioner to report the reduction to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new solicitor for your conveyancing in Valley.
We are close to exchanging contracts on the sale of our home in Valley and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Valley lawyer would know that there is no such problem. It does beg the question why the buyers are using an online conveyancing outfit as opposed to a conveyancing solicitor in Valley. We have lived in Valley for many years we know of no issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with 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)
The deeds to my property are lost. The conveyancers who dealt with the conveyancing in Valley 4 years ago no longer exist. What are my next steps?
Gone are the days when you need to have the physical deeds to evidence that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
About to purchase a new build flat in Valley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Valley
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared.
Taking into account that I am about to part with 450k on a two bedroom apartment in Valley I would like to talk to a solicitor regarding theconveyancing ahead of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your property ownership legalities in Valley.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Valley should be the figure that you are charged.