At what point does exchange of contracts happen for purchase conveyancing in Streetly and do I need to attend the conveyancers office?
Where you are round the corner to one of the conveyancing solicitors in Streetly you are invited in to sign contracts. However, the law practices we work with provide a countrywide conveyancing service and give just as detailed and professional a job for you when dealing with you electronically. The executing of the contract is not the critical part. A signed contract simply enables the conveyancer to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Streetly)to be in the office available at the end of the phone to exchange contracts.
What happens if my solicitor is expelled from the Santander Conveyancing panel ahead of completing my conveyancing in Streetly?
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.
How can we tell if a Streetly conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Streetly getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your conveyancing.
I'm in the throws of looking at apartments in Streetly and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a home loan with Co-operative.
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 seeking a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
I am selling my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being difficult. The Streetly solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a residence in Streetly? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary will be compelled to contribute towards maintenance towards the chancel in proximity to the church. Is this applicable for conveyancing in Streetly?
Unless a prior purchase of the property took place after 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Streetly to continue to propose a a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly picked up during conveyancing in Streetly?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Streetly. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’