It has come to my attention via my lender that my Kidsgrove solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?
You need to contact your Kidsgrove conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a Kidsgrove conveyancing firm that is on the approved list of lawyers for your bank.
We are approaching an exchange on a flat in Kidsgrove and my parents have sent the 10% deposit to my lawyer. I am now told that as the deposit has not come from me my property lawyer needs to disclose this to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I advised the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The conveyancing practitioner is obliged to check with the bank to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
The Kidsgrove conveyancing firm that just started acting on my purchase in Kidsgrove have suddenly closed. I only went with them because I needed a solicitor on the Barclays conveyancing panel and my family Kidsgrove lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Due to the advice of my in-laws I had a survey completed on a property in Kidsgrove prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend not give a mortgage on this type of house.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kidsgrove. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kidsgrove to see if the conveyancing will be more expensive.
My husband and I are new on the property ladder - agreed a price, but the estate agent informed us that the vendor will only proceed if we instruct their chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Kidsgrove
It is improbable the vendors are driving this. If they desire ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your preferred Kidsgrove conveyancing lawyers - not the ones that will provide the estate agent a commission or meet his conveyancing targets demanded by head office.