Is there a list of Kent Reliance panel conveyancers in Harrold on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings viewable on the web. Where you are looking for a Harrold solicitor on the Kent Reliance please use our tool.

I can not work out if my lender requires a lease extension. I have telephoned my Harrold bank branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Harrold conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The property lawyer must follow the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Harrold solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Harrold surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Will my lawyer be raising questions concerning flooding as part of the conveyancing in Harrold.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Harrold. There are those who purchase a property in Harrold, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Harrold. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine if the premises has historically flooded. In the event that the premises has been flooded in past and is not revealed by the seller, then a buyer may bring a compensation claim as a result of such an incorrect response. The purchaser’s solicitors should also conduct an enviro search. This should higlight whether there is any known flood risk. If so, further investigations will need to be initiated.

Just acquired a terraced house in Harrold , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Harrold conveyancing solicitor has been very slow, so I want to be sure that my ownership is registered.

As far as conveyancing in Harrold registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. At present roughly three quarters of submission are completed in less than three weeks but occasionally there can be extensive delays. Historically registration is effected after the buyer has moved in to the property therefore registration formalities is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.

What is different about your site and alternative online quote calculators when it comes to conveyancing in Harrold?

At this site get a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Harrold. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you select them for your conveyancing in Harrold

My father has encouraged me to use his lawyers for conveyancing in Harrold. Should I choose my own property lawyer?

No doubt the ideal way to find a conveyancing lawyer is to have referrals from friends or family who have actually experience in using the solicitor that you are are thinking of instructing.