Am I correct in assuming that the fact that my conveyancer in Canvey Island is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Canvey Island conveyancing firm and ask them why they are no longer on the approved list for your lender.
We're in Canvey Island, First time buyers buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My solicitor has informed me that breach of easement insurance is necessary on my purchase. What is the level of cover for Canvey Island conveyancing?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such policies.
How can we know in advance if a Canvey Island conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Canvey Island obtaining recommendations is a good starting point. 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 advertising the lowest fees. We would always advocate that you speak with the lawyer handling your transaction.
We expect to receive a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Canvey Island solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Canvey Island solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I am buying a new build flat in Canvey Island. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Canvey Island
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Due to complete next month on a garden flat in Canvey Island. Conveyancing lawyers have said that they report fully within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Canvey Island should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? You should have a good understanding of the building insurance provisions Who has the liability to repair and maintain the building. It is essential that you know which party is liable for the repair and maintenance of every part of the building Advice as to the provision as set out in the lease to pay service charges - with regard to both the building, and the more general rights a lessee has What you can do if a neighbour breaches a clause of their lease?
Canvey Island Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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How many years are left on the lease? Best to be warned whether a new roof is being put on or some other major work is coming up that will be shared by the leasehold owners and will dramatically impact the level of the maintenance charges or necessitate a one time invoice.
My fiance is buying a garden flat in Canvey Island. He was given a quote by the solicitor recommended by the estate agents and it came to £1275 . It was seven years ago since I sold and bought a property and the bill was £500. Have fees really escalated to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Canvey Island searches, land registry fees, etc)