It has come to my attention via my estate agent that my Arnold the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be sure that this is correct?
The first thing you need to do is to contact your Arnold conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I am remortgaging my apartment in Arnold, does my lawyer need to be on the Kent Reliance Solicitor panel?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Can you help - my lawyer says that absentee landlord insurance is necessary on my purchase. What is the level of cover for Arnold conveyancing?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
We had selected conveyancing lawyers locally in Arnold on the Co-operative solicitor panel. They are now charging me a separate charge for the legal aspects of the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. This fee is not set by Co-operative but by your Arnold conveyancing practitioner. Numerous firms on the Co-operative panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
We were going to get a OIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Arnold solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Arnold solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
Do I need to take out insurance to address the risk of chancel repairs when buying a property in Arnold?
Unless a prior purchase of the property completed post 12 October 2013 you could assume that lawyers conducting conveyancing in Arnold to remain encouraging a chancel search and or insurance against a claim.
I need to instruct a conveyancing solicitor for sale conveyancing in Arnold. I have chance upon a site which seems to have the perfect offering If there is a chance to get all this stuff completed via email that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?