At what point can the exchange of contracts take place for sale conveyancing in Swanage and am I required to be at the conveyancers office?
If you are in close proximity to one of the conveyancing solicitors in Swanage you are welcome to come in to sign the paperwork. That being said, the law practices we recommend provide a national conveyancing service and give as equally comprehensive and professional a job for you when dealing with you by post or email. The executing of the property agreement is not the critical part. A signed contract simply enables the solicitor to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swanage)to be in the office at the appropriate time.
Please explain the implications if my lawyer’s firm is expelled from the TSB Solicitor panel ahead of completing my conveyancing in Swanage?
The first thing to point out is that, 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.
Is it necessary to take out insurance to cover chancel repairs when purchasing a property in Swanage?
Unless a previous acquisition of the house took place post 12 October 2013 you can take it that lawyers carrying out conveyancing in Swanage to remain recommending a chancel search and or chancel repair liability insurance.
I used Arc property Solicitors a few years ago for my conveyancing in Swanage. Now, I need my files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Swanage of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
To what extent are Swanage conveyancing solicitors duty bound by the Law Society to publish clear conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Swanage or further afield.