Please explain the implications if my solicitor is expelled from the Co-operative Conveyancing panel ahead of completing my conveyancing in Earls Court?
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.
We are close to exchanging contracts on the sale of our home in Earls Court and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Earls Court conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing practice rather than a conveyancing solicitor in Earls Court. We have lived in Earls Court for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Earls Court is where the house is located. Can you offer any guidance?
Flying freeholds in Earls Court are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Earls Court you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Earls Court may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Do I need to be suspicious by brokers that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Earls Court conveyancing company?
As is the case with lots of service providers, often recommendations from connections can be very helpful. Yet there are many people with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders may put forward solicitors to choose. Sometimes these solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You are free to choose your own lawyer. You need to be aware that the majority of mortgage providers specify a panel list of lawyers you have to use for the mortgage aspect of your conveyancing.
We are seeking to purchase a repression flat in Earls Court and the vendor would like to complete inside a week. Can a conveyancing practitioner meet that timeframe? Am I best advised to instruct a high street Earls Court firm or an online company that advertises to offer speedy conveyancing?
Attend your Earls Court shopping parade. Go in to a couple of firms and ask to talk to a conveyancing solicitor for an estimate. Set out your needs and get assurances on deadlines. Choose the firm that appears most efficient. Make sure to select a conveyancer on the list of conveyancers approved by your bank.