I was notified recently by my estate agent that my Smithfield property lawyer is not on the lender Solicitor panel. How can I be sure whether this is correct?
The sensible course of action for you to take is to call your Smithfield lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
The Smithfield conveyancing firm handling our Smithfield conveyancing has discovered an inconsistency when comparing the assumptions in the valuation survey and what is revealed within the legal papers for the property. My lawyer says that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Smithfield. Do I pick up the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in Smithfield?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
We are getting the release of further monies on our home loan from Yorkshire BS as we want to carry out renovations to our home in Smithfield. Are we obliged to choose a bricks and mortar Smithfield solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS don't usually appoint a member of their conveyancing panel to deal with 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 panel.
I am currently in the process of buying my council flat in Smithfield. I have a mortgage agreed with Kent Reliance. 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
My father has recommend that I appoint his lawyers for conveyancing in Smithfield. Should I find my own solicitor?
No doubt the ideal way to choose a conveyancing practitioner is to seek guidance from friends or relatives who have actually experience in using the solicitor you're are thinking of instructing.
I am hoping to acquire a repossessed house in Smithfield and the vendor require completion within a week. Can a lawyer complete in this timeframe? Am I best advised to select a local Smithfield firm or an online conveyancer that advertises to offer speedy conveyancing?
Attend your Smithfield high street. Pop in to two or three solicitor’s offices and ask to talk to a conveyancing solicitor for a quote. Discuss your requirements and try and obtain a commitment on time frames. Appoint the firm that comes across as most efficient. Make sure to select a conveyancer on the panel of conveyancing practitioners acceptable to your lender.