We are planning to acquire a flat and need a conveyancing solicitor in Kew who is on the Lloyds approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Kew.
The Kew conveyancing lawyers that I appointed last week on my purchase in Kew have without warning shut down. I only went with them because I needed a firm on the TSB conveyancing panel and my family Kew lawyer was not. I cut them a cheque for two hundred pounds in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I just bought a house at auction in Kew. Conveyancing is required. What are my next steps?
Given that you have now legally bound yourself to purchase you will need to find a conveyancing solicitor as a matter of priority as you are facing a tight a drop dead date to complete the property. All auction property will ordinarily have a bespoke legal pack. This will likely include evidence of title and search results. In the case of leasehold property the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should give this to the conveyancer instructed by you as soon as possible. You also need to ensure that you have funds organised to complete on the date specified in the contract.
Is it the case that all Kew CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved practices?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
About to purchase maisonette in Kew. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kew solicitor is on the Yorkshire BS conveyancing panel.
Various web forums that I have frequented warn that are the main cause of delay in Kew conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Kew.
What is the distinction between surveying and conveyancing in Kew?
Conveyancing - in Kew or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to remedy the problems before you move in.