Please explain the implications if my lawyer’s firm is suspended from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Romsley?
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.
We are planning to move home in October. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Romsley. Conveyancing lawyer was organised before I stumbled across your website.
On the day of completion you will need to pick up the house keys from the estate agent however this should only happen once the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can inform the removal men that they can start moving you in. We are not in a position to suggest a particular removal company but can assist you in choosing a conveyancing in Romsley or a legal practice that specialises in conveyancing in Romsley.
I have been advised by my conveyancer that missing deeds insurance is required on my purchase. What is the level of cover for Romsley conveyancing?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Romsley bank branch on numerous occasions and was told it wasn't a problem and they will lend. My Romsley conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?
As long as the conveyancing practitioner is on the lender panel, she or he must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am planning on selling our property in Romsley and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing practice rather than a conveyancing solicitor in Romsley. We have lived in Romsley for 4 years we know that this is a non issue. Should we contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to enquire of 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 life insurance to cover that same sickness)
How does conveyancing in Romsley differ for new build properties?
Most buyers of new build or newly converted property in Romsley come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Romsley tend to purchase the land, 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 accustomed to new build conveyancing in Romsley or who has acted in the same development.
At what point do I pay the Stamp Duty Land Tax payable for my purchase in Romsley?
Most conveyancers tend to fill out a Land Transaction Return Form for you as part of your Romsley purchase transaction for you to sign. On completion your conveyancer will submit the Land Transaction Return Form to the Inland Revenue and - as long as they have the funds - pay any land tax payable on your behalf.