I am not well enough to travel far from Kirkby. Please clarify why all Kirkby conveyancers are not on all mortgage company panels?
Pre- 2008 most mortgage companies had an approach to risk which differs from the current day. The FSA in 2010 conducted a thematic review into mortgage fraud which concluded: know the solicitors on your panel. As a result, mortgage companies have subsequently soughtmore information from law firms regarding their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of amount of transactions the lenders set.
The owners have rather assertive vendors who has recommended a preliminary agreement with a deposit 6,000. Is it wise to enter into such agreements?
This type of arrangement is unusual in Kirkby, conveyancers are not keen on them as they detract from the primary objective, namely conveyancing and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. Secondly, there is no certainty that just because the owner has executed an exclusivity contract they will complete the sale with you. They may be tempted to break the contract if they receive a big enough offer to do so because a wronged party with the benefit of a lockout agreement will still be duty bound to establish consequential losses from the breach and these may not equalise the extra amount that your seller may obtain by breaching the agreement, however morally condemnable that may be.
We are close to exchanging contracts on the sale of our home in Kirkby and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in Kirkby. Having lived in Kirkby for three years we know that this is a non 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 firm currently acting for you. What do they say? 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 health insurance to cover that same illness)
I moved into my home on 13 January and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Kirkby advises it should be registered inside ten days. Are properties in Kirkby particularly slow to register?
There is nothing unique when it comes to conveyancing in Kirkby registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. As of today in the region of three quarters of submission are completed within 12 days but some can be subject to longer hold-ups. Registration occurs after the purchaser is living at the property therefore registration formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
I am downsizing from my home. My past conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Kirkby if that affects matters.
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