We are buying a house and require a conveyancing solicitor in Polegate who is on the Principality approved panel. Can you recommend a local 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 Principality . We don't recommend any particular firms conducting conveyancing in Polegate.
Can you clarify what the consequences are if my solicitor is expelled from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Polegate?
First, 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 at a cost.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who handled the conveyancing in Polegate 4 years ago no longer exist. What are my options?
As long as you have a registered title the information relating to your ownership will be retained by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, locate your property and order current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
How does conveyancing in Polegate differ for newly converted properties?
Most buyers of new build or newly converted property in Polegate contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Polegate usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Polegate or who has acted in the same development.
Am I better off to choose a Polegate conveyancing solicitor who is local to the property I am purchasing? I have an old university friend who can carry out the legal formalities however they are based a couple of hundredmiles away.
The benefit of a local Polegate conveyancing firm is that you can attend the office to sign paperwork, hand in your ID and pester them if necessary. Having local Polegate know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and on the whole were impressed that must trump using an unknown Polegate conveyancing solicitor just because they are based in the area.