My financial adviser has requested my Kirkby law firm’s panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Kirkby branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Kirkby conveyancer . They retain a central record lender panel numbers.
Me and my partner are buying a flat in Kirkby. It might be a silly question but how we can trust a lawyer? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am being told by my conveyancer that absentee landlord insurance is necessary on my purchase. What is the level of cover for Kirkby conveyancing?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
My offer was accepted on a house in Kirkby on 30/7/2025, valuation was booked 4 days later, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who handled the conveyancing in Kirkby 5 years ago no longer exist. Will I be able to sell the house?
You no longer need to have the physical official documentation to prove you own the land or property, as the Land Registry have everything they need in a digital format.
How does conveyancing in Kirkby differ for new build properties?
Most buyers of new build or newly converted property in Kirkby approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Kirkby tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kirkby or who has acted in the same development.
My husband and I are first time buyers - agreed a price, yet the estate agent advised that the vendor will only move forward if we appoint their recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Kirkby
We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your own,trusted Kirkby conveyancing firm - not the ones that will provide their negotiator at the agency a kickback or meet his conveyancing figures pre-set by senior management.