My husband and I are planning to buy a home in Barnes Cray and have instructed a Barnes Cray conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Nottingham Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Barnes Cray lawyer is not on their approved list of lawyers. Please explain?
If you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Barnes Cray solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
AssumingI was to acquire a freehold homein Barnes Cray mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Barnes Cray?
The only reduction in fees you would achieve is the disbursement for searches. A solicitor is required to do the vast majority of work - money laundering, liaising with the vendors conveyancing practitioner, stamp duty submission, register the title etc. A marginal saving might be made by not needing to register a charge however it will not be a lot.
Is there a reason why leasehold purchase conveyancing in Barnes Cray costs more?
Barnes Cray leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Barnes Cray?
There are many registered licenced Conveyancers in Barnes Cray and Solicitor partnerships in Barnes Cray offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal aspects of transferring property. They may both also conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We are aiming to move home in March. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you recommend a removal company in Barnes Cray. Conveyancing lawyer was found prior to coming across your website.
On the afternoon of completion you will need to collect the keys from the selling agent but this can only happen once the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. You should tell the removal men that they can start moving you in. We are not in a position to suggest a particular removal organisation but can assist you in locating a residential property solicitor in Barnes Cray or a solicitor that specialises in conveyancing in Barnes Cray.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Barnes Cray conveyancer on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Do I need to be concerned that estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a local Barnes Cray conveyancing company?
As with many service providers, often recommendations from relatives can be extremely useful or valuable. Yet there are many players in a conveyancing matter; estate agents, mortgage brokers and lenders may put forward solicitors to retain. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You have the discretion to appoint your preferred lawyer. You need to be aware that the majority of banks operate an approved list of law firms you are obliged to use for the mortgage aspect of your conveyancing.
I need to appoint a conveyancing solicitor for freehold conveyancing in Barnes Cray. I happened to discover a web site which seems to have the ideal answer If it is possible to get all this stuff done via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?