Is the fact that my conveyancer in Chafford Hundred is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Chafford Hundred conveyancing practice and ask them why they are no longer on the approved list for your bank.
I do hope you can assist me. My Chafford Hundred lawyer is assuring me that she is duty bound toconduct Chafford Hundred conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyconveyancing panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Chafford Hundred conveyancing searches.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Chafford Hundred bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Chafford Hundred conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend based on their published requirements. Who do I believe?
The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Chafford Hundred solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
My sealed bid on a detached house in Chafford Hundred has been accepted, the vendors do however have a connected purchase. The sellers have placed an offer on on an apartment, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Chafford Hundred. What should be my next step? At what stage do I apply for the mortgage with TSB?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Chafford Hundred conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the TSB approved list. Concerning the next steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a buoyant market many buyers will apply for the mortgage with TSB and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with searches.
My partner and I are intent on selling our property in Chafford Hundred and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing firm rather than a conveyancing solicitor in Chafford Hundred. Having lived in Chafford Hundred for 5 years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just acquired a detached house in Chafford Hundred , how long will it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Chafford Hundred conveyancing solicitor has been very slow, so I want to check the registration formalities are concluded.
There is nothing unique when it comes to conveyancing in Chafford Hundred registration formalities. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry have to notify any third parties. Currently in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration is effected after the buyer has moved in to the premises so an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Chafford Hundred is where the house is located. What do you suggest?
Flying freeholds in Chafford Hundred are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chafford Hundred you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chafford Hundred may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.