Am I correct in assuming that the fact that my conveyancer in Dagenham is not identified on my mortgage company's solicitor 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 plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 simply call the Dagenham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My son is about to exchange on a newly built flat in Dagenham with a home loan from Nationwide. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are planning to move house in January. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Dagenham. Conveyancing solicitor was found before I stumbled across your page.
On the day of completion you can pick up the house keys from the estate agent but this should only happen after the sellers conveyancers inform the agent that the monies to complete are in and the keys can be given over. Subsequently you can advise the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you locate a conveyancing in Dagenham or a lawyer that specialises in conveyancing in Dagenham.
I have been advised by my lawyer that missing deeds insurance is needed on my purchase. What is the level of cover for Dagenham conveyancing?
The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
When it comes to mortgage companies such as Lloyds, do Dagenham conveyancers have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I bought my house on 6 November and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Dagenham expressed confidence that it should be formalised inside ten days. Are transfers in Dagenham uniquely lengthy to register?
As far as conveyancing in Dagenham registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and if the Land registry must send notices to any other parties. At present approximately 80% of submission are fully dealt with within 12 days but some can be subject to extensive delays. Historically registration is effected after the buyer is living at the property so an expedited registration is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
We're new to the buying process - agreed a price, but the agent told us that the owners will only go ahead if we use their preferred solicitors as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Dagenham
We suspect that the seller is unaware of this ultimatum. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Contact the owners directly and make the point that (a)you are genuine buyers (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Dagenham conveyancing firm - as opposed tothose that will give the estate agent a kickback or hit his conveyancing figures set by senior management.
There are plenty of properties in Dagenham on private lanes. We are acquiring such a house. What are the advantages and disadvantages of purchasing a residence on a private road?
Dagenham conveyancing practices will be well versed in conveyancing homeson private. The property lawyer will investigate title to identify any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that proprietors make annual payments to maintain the road. Where there is one, the road will likely be maintained and appear nicer than council owned.