Please explain the implications if my lawyer’s firm is expelled from the Clydesdale Solicitor panel ahead of completing my conveyancing in Orpington?
First, 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 for a fee.
We are getting the release of further monies on our mortgage from Yorkshire BS as we wish to conduct renovations to our home in Orpington. Do we need to choose a high street Orpington solicitor on the Yorkshire BS conveyancing panel to handle the legals?
Yorkshire BS don't usually require firms on their conveyancing panel to handle 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.
We have a mortgage agreed in principle with Coventry BS. Orpington conveyancing solicitors were instructed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
There is no definitive answer here. Have Coventry BS conducted the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have instructed a Orpington lawyer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 conveyancing practitioner 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 Orpington postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Orpington.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Orpington is where the house is located. Is there any guidance you can give?
Flying freeholds in Orpington are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Orpington you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Orpington may decide 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 premises.
What tools are available to search for a Orpington law firm on the Barnsley Building Society conveyancing panel? I have wheels and am happy to travel upto 10miles to meet the solicitor.
Feel free to make use of the facility on this website. Please choose the bank and your location and you will see a number of Orpington conveyancing lawyers located nearest you. We have detailed some Orpington conveyancing firms at the bottom of this page and you can call them to check if they are on the Barnsley Building Society panel
I am purchasing a ground floor maisonette in Orpington. Conveyancing lawyer has been awaiting, from the owner, building insurance paperwork. I was told today I was informed that the vendor needs to forward the insurance schedule for the flat above also. Why does my lawyer need to see the insurance for the other flat? Is it really necessary? We have been stalled for the last 4 weeks…
It is not unheard of in leasehold conveyancing in Orpington to find Conveyancing in Orpington in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats rather than the landlord insuring the complete premises - which is definitely better. You should check with your solicitor but it would appear that your solicitor is seeking to establish that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed due to lack of insurance cover.