Please explain the implications if my solicitor is removed from the HSBC Conveyancing panel ahead of completing my conveyancing in Seaview?

The first thing to point out is that, this is a very rare occurrence. 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.

What is the difference between a licensed conveyancer and conveyancing solicitor in Seaview

There are many recorded licenced Conveyancers in Seaview and Solicitor partnerships in Seaview who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal aspects of transferring property. The two can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am planning to move house in December. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Seaview. Conveyancing lawyer was chosen before I stumbled across this website.

On the day of completion you will need to pick up the keys from the estate agent however this should only be done after the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can inform the removal men that you are ready to move in. We do not recommend a particular removal organisation but can help you find a residential property solicitor in Seaview or a legal practice that specialises in conveyancing in Seaview.

I recently had an offer agreed on a house in Seaview. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £175. Soon after, the lawyer called me sheepishly admitting that they were not on the HSBC 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 HSBC 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.

The deeds to my home can not be found. The solicitors who dealt with the conveyancing in Seaview 4 years ago are no longer around. What are my next steps?

Nowadays there are duplicates made of almost everything, and your lawyer should be aware precisely where to locate all the suitable paperwork so you may buy or sell your house without any difficulty. Where duplicates are not available, your solicitor can arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.

I am purchasing my first flat in Seaview benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about the side-deal as it will impact my mortgage with TSB. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Am I right to be suspicious that estate agents that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a High Street Seaview conveyancing firm?

As with lots of service providers, often recommendations from connections can be worth their weight in gold. Yet there are many people with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may put forward lawyers to choose. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the recommendation. You have the discretion to appoint your preferred lawyer. You need to be aware that most banks have an approved list of lawyers you have to use for the lender related work in your house move.