I am nearing exchange of contracts for my ground floor flat in Whitstable and the estate agent has just e-mailed to say that the buyers are changing their law firm. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Whitstable ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks attribute this action to a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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. Your purchasers are unlikely to have any impact on this.
We have very brash vendors who has suggested a lock out agreement with a non-refundable deposit 6,000. Are such arrangements promoted for Whitstable conveyancing transactions?
This form of contract isn't common in Whitstable, conveyancers will often direct clients away from them as they detract from the primary objective, namely conveyancing and if you end up having your deposit forfeited then the solicitor is left exposed. Furthermore, there is no guarantee that just because the owner has entered into an exclusivity agreement they will sell to you. They may be motivated to break the agreement if they receive a big enough incentive to do so because a wronged claimant with the benefit of a lockout agreement will still be duty bound to show losses as a consequence of the breach and this may not compare to the extra amount that your vendor may secure by breaking the agreement, however morally unworthy it undoubtedly is.
We are buying a house and require a conveyancing solicitor in Whitstable who is on the Kent Reliance solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Whitstable.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Whitstable?
There are many registered licenced Conveyancers in Whitstable and Solicitor firms in Whitstable who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
My bid for a property was accepted at auction in Whitstable. Conveyancing is needed. What is next?
Given that you are now legally bound yourself to purchase you must appoint a conveyancing practitioner as a matter of urgency as you will have a pending a fixed date to complete the transaction. All auction property will ordinarily have an associated auction set of papers. This will likely include evidence of title and search results. If you have purchased leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
I am buying a 3 bedroom semi in Whitstable. We would like to an extension at the rear at the house.Will legal work on the property include checks to ascertain if these alterations are permitted?
Your solicitor will review the deeds as conveyancing in Whitstable will occasionally reveal restrictions in the title deeds which prohibit certain works or require the consent of a 3rd party. Many extensions need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Due to the guidance of my in-laws I had a survey completed on a property in Whitstable ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks will refuse to grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Whitstable. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whitstable to see if the conveyancing will be more expensive.
Some weeks ago I was told by my bank that their panel lawyers work on no sale no charge basis for conveyancing in Whitstable. I had a purchase fall through yet the solicitors want search fees! They say the fees are seperate!
By promising "no move no fee" Whitstable conveyancing practices are foregoing their fees for any work conducted. We should point out that this is NOT an insurance scheme. you will still required to cover any costs that the conveyancing practitioner has incurred on your behalf for instance Whitstable local authority checks