The Kirkby in Ashfield conveyancing firm that I appointed last week on my purchase in Kirkby in Ashfield have suddenly closed. I chose them because I needed a solicitor on the UBS conveyancing panel and my family Kirkby in Ashfield lawyer was not. I wrote them a cheque for £250 in advance. What are my options?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. 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 UBS 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 solicitors may be able to assist.
We are getting the release of further monies on our home loan from HSBC as we wish to carry out alterations to our property in Kirkby in Ashfield. Are we obliged to appoint a nearby Kirkby in Ashfield solicitor on the HSBC conveyancing panel to handle the paperwork?
HSBC don't usually appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
I currently have a mortgage with Kent Reliance for my property in Kirkby in Ashfield. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel firm.
After months of negotiation I have agreed a price on a house in Kirkby in Ashfield. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. Shortly after, the solicitor called me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
It has been 4 months following my purchase conveyancing in Kirkby in Ashfield took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am I right to be suspicious that estate agents that I am dealing with are suggesting an internet conveyancing firm rather than a High Street Kirkby in Ashfield conveyancing firm?
As is the case with lots of professional services, often input from connections can be most helpful. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend conveyancers to instruct. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the recommendation. You have the right to appoint your own conveyancer. However, bear in mind that many banks operate an approved list of solicitors you are obliged to use for the lender aspect of your house move.
I am using a search engine for the phrase cheap conveyancing in Kirkby in Ashfield it brings up many property lawyersin the area. How do I determine which is the suitable property lawyer for me?
The best way of finding a suitable conveyancer is via personal referral, so ask colleagues and family who have bought a property in Kirkby in Ashfield or a respected estate agent or mortgage broker. Fees for conveyancing in Kirkby in Ashfield vary, so it's a good idea to obtain at least three costs illustrations from different solicitors. Make sure that you clarify that the costs are assured not to rise.