Am I correct in assuming that the fact that my solicitor in East Beckton is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That is more than likely a wrong assumption to make. There are plenty of reasonable 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) 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. If you are concerned you should contact the East Beckton conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Our lawyer has identified a a legal deficiency with the lease for the property we are purchasing in East Beckton. The other side have suggested title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer says that he must check that the mortgage company is willing to move forward with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
I purchased a freehold property in East Beckton but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in East Beckton and has limited impact for conveyancing in East Beckton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
We are purchasing a apartment in East Beckton. It might be a silly question but how we can trust a conveyancer? At some point we will need to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my niece sell her house in East Beckton. Does the conveyancing solicitor commission the EPC or it is for the owner to coordinate?
Following the demise of Home Information Packs, energy performance certificates was maintained a compulsory element of moving property. An energy performance certificate must be to hand prior to the property being put on the market. This is not something that conveyancers ordinarily organise. If you are using a East Beckton conveyancing solicitor they may be able to arrange energy assessments given their relationships with long established local energy assessors
I have instructed a East Beckton conveyancing practitioner having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own East Beckton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I require expedited conveyancing in East Beckton as I have pressure to complete in less than 3 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in East Beckton the following are examples of what can show up and therefore affect future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
My step-father has urged me to instruct his conveyancing solicitors in East Beckton. Should I use them?
No doubt the ideal way to find a conveyancing lawyer is to seek recommendations from friends or relatives who have actually previously instructed the firm that you are considering.