I have given 2 months notice to my current landlord and have to vacate my rented property in Rye by 15/4/2019. Conveyancing on my purchase has just started. Is it possible to complete in a couple of weeks as I wish to avoid having to find temporary accommodation?
It is unwise to give notice for your lease unless exchange of contracts has taken place. Assuming that you have not previously done so, speak to your solicitor and request that they cajole the other solicitors, try to an acceptable time-line that all parties will look to achieve
Can you clarify what the consequences are if my solicitor is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Rye?
First, 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 for a fee.
My solicitor has informed me that lack of right of way insurance is necessary on my purchase. What is the level of cover for Rye conveyancing?
The appropriate level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
I am expecting a OIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Rye solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Rye solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I was told three weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Rye is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
How easy is it to change solicitor as I need to appoint one who is on the Bank of Scotland conveyancing panel. I instructed a family conveyancing solicitor in Rye round the corner but she is not approved by Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Rye on the Bank of Scotland panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Rye. In utilising search facility on this website, you can contrast charges for conveyancing solicitors in Rye and throughout England and Wales.
My plan is to purchase a garden apartment in Rye. Conveyancing solicitor has been awaiting, from the owner, building insurance schedule. This morning I was informed that the vendor needs to send the insurance documents for the flat above in addition. Why does my property lawyer want to see the insurance for the other flat? Is it really necessary? We have been waiting for the last fortnight…
It is not unheard of in leasehold conveyancing in Rye to find Conveyancing in Rye in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats rather than the landlord insuring the complete premises - which is clearly better. You should contact your property lawyer but it would seem that your solicitor is seeking to establish that the whole building is insured. Insuring a ground floor apartment is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt due to lack of insurance cover.