I am not in a position to travel far from Barbican. I would like to know the reason why all Barbican conveyancing practitioners aren't automatically on all lender panels?
Lenders ordinarily restrict either the type or volume of conveyancing solicitors on their panel. A common example of such criteria being that a practice must have at least two partners. As well as restricting the structure of firm, some banks made a decision to restrict the size of their panel they permit to act for them. You should note that mortgage companies have no liability for the standard of conveyancing given by any Barbican property lawyer on their approved list. Property fraud was the key driver in the culling of conveyancing panels from 2008 notwithstanding that there are contrary views about the extent of solicitor involvement in some of that fraud. Data via HM Land Registry indicates that thousands of law organisations only transact one or two conveyances annually. Those vindicating conveyancing panel culls question why conveyancing firms deserve the right to remain on a conveyancing panel when it is apparent that conveyancing is not their primary expertise?
At what point does exchange of contracts take place for sale conveyancing in Barbican and do I need to attend the conveyancers branch?
Where you are round the corner to one of the conveyancing solicitors in Barbican you are invited in to sign the paperwork. That being said, the firms we work with offer countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Barbican)to be in the office available at the end of the phone to exchange contracts.
My wife and I are close to exchanging contracts on the sale of our house in Barbican and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Barbican. Having lived in Barbican for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You should 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 ailment)
4 months have gone by following my purchase conveyancing in Barbican took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My husband and I are FTB’s - agreed a price, but the estate agent informed us that the vendor will only go ahead if we instruct their recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer who is familiar with conveyancing in Barbican
It is highly unlikely the owners are behind this. Should the vendor want ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Contact the owners directly and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Barbican conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a kickback or meet his conveyancing targets demanded by head office.