Is the fact that my conveyancer in Kemp Town is not identified on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Kemp Town conveyancing firm and ask them why they are no longer on the approved list for your bank.
Are the BSA planning on creating a searchable register to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Kemp Town?
We are not aware of any plans on the part of the BSA to promote such a register.
What tools are available to locate a Kemp Town law firm on the Britannia conveyancing panel? I have a car and am happy to travel upto 10kilometers to meet the solicitor.
You can use the search on this website. Please pick a bank and your location and you will see a number of Kemp Town conveyancing lawyers locally. We have listed some Kemp Town conveyancing firms at the bottom of this page and you can ring them to check if they are on the Britannia panel
I work for a long established estate agent office in Kemp Town where we have experienced a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have received contradictory information from local Kemp Town conveyancing firms. Could you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Kemp Town Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
How is the lease structured? Who is in charge of the block? Is anyone aware of any major works on the horizon that will likely increase the maintenance costs?
Our property lawyer in Kemp Town has requested from me proof of ID documents saying that this is part of his obligations as a solicitor on the lender Conveyancing panel. Is this right?
Anti-terror and anti-money-laundering rules require Kemp Town conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements