Are all Seven Kings Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?
A selection of lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We had chosen conveyancing lawyers located in Seven Kings on the Aldermore solicitor approved list. They have just invoiced me a supplemental fee for dealing with the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. This charge is not set by Aldermore but by your Seven Kings solicitor. Numerous firms on the Aldermore panel will charge ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Seven Kings solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. You may wish to consider appointing your own Seven Kings surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to my home are lost. The solicitors who dealt with the conveyancing in Seven Kings 4 years ago are no longer around. What are my next steps?
These day there are duplicates made of almost everything, and your solicitor will know precisely where to locate all the suitable documentation so you may buy or dispose of your house without a hitch. Where copies can’t be located, your lawyer can put in place insurance or indemnities protecting you against possible claims on your property.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Seven Kings is the location of the property. Can you shed any light on this issue?
Flying freeholds in Seven Kings are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seven Kings you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seven Kings may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it simple use your search tool to choose a conveyancing lawyer in Seven Kings on the approved list for my mortgage?
1st pick a mortgage company such as Birmingham Midshires, Chelsea Building Society or Nottingham Building Society then type in your preferred area such as Seven Kings. Conveyancing practices in Seven Kings and beyond will then be identified.
My father-in-law has recommend that I use his lawyers for conveyancing in Seven Kings. Do I take his guidance?
No doubt the ideal way to select a conveyancing lawyer is to get referrals from friends or family who have previously instructed the solicitor you're considering.