I am remortgaging my apartment in Smithfield, does my lawyer need to be on the Clydesdale Conveyancing panel?
There is nothing to stop you using your solicitor, but Clydesdale will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are selling our home in Smithfield and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing firm rather than a conveyancing solicitor in Smithfield. Having lived in Smithfield for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? You must 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 health insurance to cover that same illness)
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Smithfield is where the house is located. Can you shed any light on this issue?
Flying freeholds in Smithfield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Smithfield you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Smithfield 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 residence.
As co-executor for the estate of my grandmother I am selling a residence in Neath but live in Smithfield. My conveyancer (approximately 300 kilometers awayrequires that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Smithfield to witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Smithfield based
I have finally had an offer on an maisonette in Smithfield agreed to, the seller does however have a tied purchase. The current proprietors have submitted an offer on a property, however it’s not yet agreed to, and has viewings of other properties in the pipeline. I have selected a local conveyancing solicitor in Smithfield. What should be my next step? When do I get the mortgage application with Coventry BS going with Coventry BS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then survey, Smithfield conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the Coventry BS approved list. As to the next stages this very much depends on the specifics of your transaction, desire for the property and on the state of the market. In a hot market some buyers would apply for a home loan with Coventry BS and arrange for the survey and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Smithfield.