Unfortunately I am unable to travel far from West Malling. What is the rationale as to why all West Malling property lawyers aren't included on all lender panels?
Lenders normally impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a organisation is required to have at least two partners. In addition to restricting the nature of firm, some building societies made a decision to reduce the number of firms they permit to act for them. You should note that building societies have no liability for the accuracy of conveyancing supplied by any West Malling conveyancing practitioner on their approved list. Increases in mortgage fraud was the main trigger for the culling of solicitor panels from 2008 even though there are differing points of view about the extent of solicitor involvement in some of that fraud. Data from HMLR indicates that thousands of conveyancing organisations only carry out a couple of conveyances annually. Those advocating conveyancing panel pruning ask why law firms should have the right to be on a lender panel when it is apparent that conveyancing is not their speciality?
My colleague advised me that if I am buying in West Malling I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your West Malling conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about West Malling around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, West Malling Education with maps and statistics, Local Amenities and other useful data concerning West Malling.
I have justbeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in West Malling for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Malling conveyancing specialists.
What makes your site different to other web based conveyancing brokers for conveyancing in West Malling?
At this site obtain a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in West Malling. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Some agents and online brokers 'recommend' solicitors paying the highest per referral, as opposed to the best value conveyancing in West Malling
My wife and I have recently had a bid accepted on our 1st house in West Malling, and need to get solicitors lined up. We have used the different comparison based websites and the fee estimates are from all over the England and Wales. Is it necessary to have a West Malling conveyancing practitioner local to our potential property? I am content to do everything electronically, but I assume at some stage we may be required to visit the solicitor's office to sign papers?
The conveyancer does not need to be in West Malling, but opting for local means that you have the option to visit their offices if required, for instance, if a signature is needed urgently. In addition, a West Malling solicitor have established relationships with local agents and (if the vendor has instructed a local conveyancing practitioner) with them, which should help smooth the process.