Please explain the implications if my solicitor is suspended from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Hotwells?
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.
My wife and I are buying a house in Hotwells. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am currently in the process of buying my council flat in Hotwells. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
After shopping around on the internet I have found a Hotwells conveyancing practitioner having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry 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 Hotwells 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 house in Hotwells and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Hotwells. We have lived in Hotwells for 4 years we know that this is a non issue. Should we contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to 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 life insurance to cover that same sickness)
I opted to have a survey done on a property in Hotwells before appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend not give a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hotwells. Conveyancing will be smoother if you use a solicitor in Hotwells especially if they are familiar with such properties in Hotwells.
In searching the internet for the term cheap conveyancing in Hotwells it shows results of many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?
The best way of choosing a suitable conveyancer is through a trusted testimonial, so enquire of colleagues and relatives who have purchased a property in Hotwells or the local estate agent or mortgage broker. Costs for conveyancing in Hotwells vary, so it's a good idea to obtain at least four fee calculations from different solicitors. Make sure that you know that the fees are fixed.