Am I correct in assuming that the fact that my solicitor in Dagenham is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible 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) low volume 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. Should you be concerned you should contact the Dagenham conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am buying a house for cash in Dagenham. I have lived for the previous 20 years in Dagenham. Conveyancing searches are exorbitant. As I have knowledge of the area and road very well must I have all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Dagenham conveyancing searches are non-obligatory. Your solicitor will try and sway you, perhaps strongly, that you should have searches done, but she has a professional duty to do this. One thing to consider; if you are intend to dispose of the house in the future, it will be of interest to your future buyer what the searches disclose. There are plenty of instances where houses with day to day issues can still reveal unpredicted search results. A competent conveyancing solicitor in Dagenham should provide you some sensible advice in this regard.
What happens if my solicitor is suspended from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Dagenham?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
The deeds to my house are lost. The solicitors who dealt with the conveyancing in Dagenham 4 years ago no longer exist. Will I be able to sell the house?
Assuming you have a registered title the details of your ownership will be evidenced by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, locate your property and get up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I'm buying a new build house in Dagenham with a loan from Barclays . The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not to tell my solicitor about the deal as it could jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a property in Dagenham ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dagenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dagenham to see if the conveyancing costs will increase in light of this.