Can you clarify what the consequences are if my lawyer’s firm is removed from the Lloyds Conveyancing panel ahead of completing my conveyancing in Kimberley?
The first thing to point out is that, this is very unlikely to happen. 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.
We are planning to move house in February. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Kimberley. Conveyancing solicitor was found prior to coming across this page.
On the day of completion you can collect the house keys from your selling agent however this can only be done after the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can assist you in choosing a conveyancing in Kimberley or a lawyer with expertise in conveyancing in Kimberley.
We are getting the release of further monies on our mortgage from Kent Reliance as we want to carry out renovations to our property in Kimberley. Do we need to appoint a bricks and mortar Kimberley solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance don't usually instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Kimberley solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kimberley postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Kimberley.
Should my conveyancer be asking questions concerning flooding during the conveyancing in Kimberley.
Flooding is a growing risk for solicitors carrying out conveyancing in Kimberley. Plenty of people will purchase a house in Kimberley, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a various searches that may be initiated by the purchaser or by their lawyers which should give them a better understanding of the risks in Kimberley. The standard completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out if the property has ever been flooded. If the property has been flooded in past which is not disclosed by the vendor, then a buyer may bring a compensation claim as a result of such an inaccurate response. A purchaser’s solicitors will also order an enviro report. This should indicate if there is any known flood risk. If so, more detailed investigations should be initiated.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who did the conveyancing in Kimberley 4 years ago have long since closed. What are my next steps?
You no longer need to hold title original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
I am looking to sell my house. My former conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Kimberley if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Kimberley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.