Please could you suggest a Birmingham Midshires sanctioned Bosham conveyancing lawyer finish our home move within 10 days? Am I best advised to go for a local Bosham solicitor or a factory type conveyancer?
We can recommend some very good Bosham conveyancing firms. You can also walk up the main road in Bosham. Approach two or three law practices and ask to speak with a conveyancing solicitor for a quote. Explain your time frames together with your reasons and ask for an assurance on your deadline. Choose the one that you are most comfortable with.
Can you clarify what the consequences are if my solicitor is expelled from the HSBC Solicitor panel ahead of completing my conveyancing in Bosham?
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.
I'm at the point of looking at houses in Bosham and I am about to put in an offer. Should I already have a solicitor appointed at this point? I intend to finance via a mortgage with Coventry BS.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are getting a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on a house in Bosham. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. A few days later, the lawyer contacted me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bosham solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bosham postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Bosham.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Bosham is where the house is located. Is there any advice you can impart?
Flying freeholds in Bosham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bosham you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bosham may ascertain 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 property.
My partner has encouraged me to instruct his conveyancers in Bosham. Do I take his advice?
No doubt the best way to choose a conveyancing solicitor is to get guidance from friends or relatives who have actually used the conveyancer that you are are thinking of instructing.