The Thornaby on Tees conveyancing firm that I recently instructed on my house acquisition in Thornaby on Tees have suddenly closed. I only went with them because I needed a firm on the TSB conveyancing panel and my preferred Thornaby on Tees lawyer was not. I sent them a cheque for £250 in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
My uncle informed me that in purchasing a property in Thornaby on Tees there may be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Thornaby on Tees which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Thornaby on Tees should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had selected conveyancing lawyers based in Thornaby on Tees on the HSBC solicitor panel. They are now charging me a further charge for handling the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The fee is not dictated by HSBC but by your Thornaby on Tees solicitor. Some firms on the HSBC panel will levy ’dealing with mortgage’ fee and others do not.
My wife and I have organised a further advance on our home loan from Yorkshire BS as we want to carry out improvements to our home in Thornaby on Tees. Are we obliged to appoint a local Thornaby on Tees solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS would not normally require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
My wife and I are intent on selling our property in Thornaby on Tees and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Thornaby on Tees conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Thornaby on Tees. Having lived in Thornaby on Tees for three years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with 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 sickness)
Should I be concerned by estate agents that I am dealing with are suggesting an online conveyancing firm as opposed to a local Thornaby on Tees conveyancing practice?
As with lots of professional services, often input from relatives can be extremely useful or valuable. Yet there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders may put forward conveyancers to choose. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are free to choose your own lawyer. Don't forget that some mortgage providers operate an approved list of conveyancers you must use for the mortgage related work in your house move.
My husband and I are first time buyers - had an offer accepted, but the property agent informed us that the vendor will only issue a contract if we appoint the agent's recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Thornaby on Tees
It is highly unlikely the vendors are driving this. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Thornaby on Tees conveyancing firm - not the ones that will provide the estate agent a commission or achieve conveyancing targets set by HQ.