Please explain the implications if my solicitor is removed from the HSBC Conveyancing panel ahead of completing my conveyancing in West Kensington?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am the single recipient of my late father’s estate with all property in now in my sole name, including the house in West Kensington. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the house in November. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Most lenders would take a pragmatic view as this provision is chiefly there to pick up on the purchase and immediately sell or the flipping of property.
How can we know in advance if a West Kensington conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in West Kensington seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
Two weeks ago we had a mortgage agreed in principle with Clydesdale. West Kensington conveyancing lawyers have been instructed. How long does it take for Clydesdale to forward the offer to the property lawyer?
There is no definitive answer here. Have Clydesdale completed the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Various web forums that I have visited warn that are the primary cause of delay in West Kensington house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in West Kensington.
The deeds to our house can not be found. The solicitors who conducted the conveyancing in West Kensington 4 years ago no longer exist. What are my next steps?
In today’s world there are copies made of almost everything, and your conveyancer should know exactly where to locate all the appropriate documentation so you can buy or dispose of your property without any difficulty. If duplicates are not available, your solicitor can arrange cover in the form of insurance or indemnities against future claims on your property.
Am I better off to go with a West Kensington conveyancing solicitor who is local to the property I am purchasing? An old friend can deal with the conveyancing but her office is a couple of hundredmiles away.
The benefit of a high street West Kensington conveyancing practice is that you can pop in to execute documents, present your ID and pester them if necessary. Having local West Kensington know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must outweigh using an unknown West Kensington conveyancing solicitor solely due to them being round the corner.
How do I find the right lawyer for my conveyancing in West Kensington ?
Option 1 is to ask your friends and family they would would instruct. Option 2 is to search the internet for conveyancing in West Kensington. Call two or three from the list and request that they send you their conveyancing quote and discuss your needs with the solicitor who will conduct your conveyancing before you make your decision. Third is to use this site to assist you in finding the right solicitors taking into account your unique requirements including location,speed, complexity and who the proposed mortgage company is.Do not be fooled by £99 conveyancing solicitors in West Kensington