Unfortunately I am unable to travel far from Grove. What is the rationale as to why all Grove property lawyers are not on all mortgage company panels?

Mortgage Companies tend to impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. Frequent examples of such restriction(s) being that the organisation is required to have two or more partners. In addition to restricting the nature of firm, some building societies made a decision to limit the size of their panel they use to act for them. You should note that lenders have no accountability for the accuracy of conveyancing supplied by any Grove solicitor on their panel. Property fraud was the main trigger for the culling of conveyancing panels from 2008 notwithstanding that there are differing views concerning whether solicitors sat at the center of that fraud. Statistics via the Land Registry exposes that thousands of law practices only transact a couple of conveyances a year. Those supporting conveyancing panel culls question why law firms should have any entitlement to be on a bank panel when clearly property law is not their primary expertise?

How do I investigate if the solicitor carrying out my conveyancing in Grove is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barnsley Building Society thus paying £192.00 in another set of legal charges.

Feel free to take advantage of the find a lender approved solicitor tool on this web page. Pick the lender and type ‘Grove’ or your location and you will discover numerous solicitors offices in Grove or nearest you.

Is it the case that all Grove conveyancing solicitors on the Kent Reliance conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

We had instructed solicitors located in Grove on the RBS solicitor approved list. They have just billed me a separate charge for handling the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner can charge a fee for this. The charge is not dictated by RBS but by your Grove solicitor. Some firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.

I have decided to exercise my right to buy my property in Grove off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.

Do I need to take out insurance to address the risk of chancel repairs when purchasing a property in Grove?

Unless a previous acquisition of the premises took place post 12 October 2013 you could expect conveyancing practitioners handling conveyancing in Grove to remain recommending a chancel search and or chancel repair liability policy.

Just had an offer accepted on a new build flat in Grove. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Grove

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.