Can you clarify what the consequences are if my lawyer’s firm is suspended from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Hope?
The first thing to point out is that, this is a very rare occurrence. 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.
I had a mortgage agreed in principle with Kent Reliance. Hope conveyancing solicitors were instructed. How long does it take for Kent Reliance to send the offer to the conveyancer?
Some lenders take longer than others. Have Kent Reliance conducted the valuation? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my remortgage has taken place for my property in Hope. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have instructed a Hope solicitor having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 Hope 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.
I am selling our home in Hope and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Hope lawyer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Hope. We have lived in Hope for six years we know of no issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of 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 illness)
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who did the conveyancing in Hope 4 years ago have long since closed. Will I be able to sell the house?
You no longer need to have the physical original deeds to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
Is it simple use the search tool to select a conveyancing solicitor in Hope on the authorised to act for my bank?
1st pick a mortgage company such as Accord Mortgages Ltd, Bank of Scotland or Nottingham Building Society then choose your location for instance Hope. Conveyancing practices in Hope and beyond should be listed.