Can you clarify what the consequences are if my lawyer’s firm is expelled from the Co-operative Conveyancing panel ahead of completing my conveyancing in Ash?
The first thing to point out is that, 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 for a fee.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who conducted the conveyancing in Ash 10 years ago no longer exist. What do I do?
Gone are the days when you need to have the physical official documentation to prove you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Ash differ for newly converted properties?
Most buyers of new build residence in Ash contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Ash typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ash or who has acted in the same development.
My husband and I are first time buyers - agreed a price, but the estate agent informed us that the seller will only go ahead if we appoint the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Ash
It is highly unlikely the sellers are behind this. If they require ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Ash conveyancing solicitors - not the ones that will provide their estate agent a introducer fee or hit his conveyancing figures set by HQ.
How easy is it to change a solicitor as I need to find a Ash based firm who is on the lender conveyancing panel. Is it practical to instruct different lawyers?
In the event that you have not formally instructed a solicitor to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Ash that you're considering.