What happens if my lawyer’s firm is suspended from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Rye?
The first thing to point out is that, this is a very rare occurrence. 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.
I just acquired a property at auction in Rye. Conveyancing is needed. What are my next steps?
Having exchanged you must appoint a conveyancing lawyer soon as you are facing a fast approaching deadline in which to complete the transaction. An auction property will ordinarily have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must give this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete on the on the contractual date .
I'm in the throws of viewing flats in Rye and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Aldermore.
It would be wise to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I have instructed a Rye lawyer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 conveyancer 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 Rye postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Rye.
Are there restrictive covenants that are commonly picked up during conveyancing in Rye?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Rye. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My husband and I are 3 weeks into a leasehold purchase having been directed to conveyancers by the high street agent to handle our conveyancing in Rye. I am not happy. Could you you assist me in finding new conveyancers?
A lawyer would have to be very bad to suggest diss instructing them. Has the mortgage offer been generated? In the event that it has you need to make them aware of the new conveyancer and get the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the mortgage company panel to avoid escalating expenses and frustration. So that should be your first question of the new solicitors. Our search tool can assist you in finding a lender approved solicitor for your home move in Rye
I am considering instructing an online conveyancing practitioner ahead of a Rye conveyancing firm. Am I making a mistake?
Advantages do exist in having the option attend a local Rye conveyancing solicitor such as
- signing documents on short notice
- having face-to-face explanations of things that you need help with
- the ability to complain if things are not going as expected
When comparing estimates, look carefully for hidden extras. The majority decent Rye high street solicitors give an all-inclusive price. Often online companies appear to offer cheap fees, but have hidden 'extras' in the fine print.