Am I correct in assuming that the fact that my solicitor in East Hunsbury is not identified on my bank's solicitor panel that there is a problem with the quality of his work?
That is more than likely an incorrect assumption to make. There are plenty of reasonable 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 top 5 reasons are as follows: (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. Should you be concerned you should simply call the East Hunsbury conveyancing practice and ask them why they are no longer on the approved list for your lender.
What is the difference between a licensed conveyancer and conveyancing solicitor in East Hunsbury
Two types of professional can do conveyancing in East Hunsbury namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the disposal or acquisition of property. Both are obliged to handle East Hunsbury conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly carried out and that the requirements and procedures will be accurately followed.
Completion of my purchase has taken place for my property in East Hunsbury. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Our sealed bid on a semi in East Hunsbury has been accepted, but there is a chain. The owners have offered on on an apartment, however it’s not yet tied up, and have viewings of other apartments booked. I have instructed a high street conveyancing solicitor in East Hunsbury. What should be my next step? At what point should I apply for the mortgage with Principality?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, East Hunsbury conveyancing search charges, etc). First, you should ensure that your solicitor is on the Principality approved list. Regarding the next stages this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. During a buoyant market the majority of purchasers would apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they ask their solicitor to press on with searches.
I require fast conveyancing in East Hunsbury as I have a deadline to exchange contracts in less than one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are not taking a mortgage you have the choice not to do searches although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in East Hunsbury the following are examples of what can arise and therefore affect future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
How does conveyancing in East Hunsbury differ for new build properties?
Most buyers of new build or newly converted property in East Hunsbury come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because developers in East Hunsbury typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in East Hunsbury or who has acted in the same development.
My husband and I are FTB’s - agreed a price, yet the agent informed us that the owners will only issue a contract if we use the agent's chosen solicitors as they need a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in East Hunsbury
We suspect that the seller is not behind this demand. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your own,trusted East Hunsbury conveyancing solicitors - as opposed tothose that will provide their estate agent a commission or meet his conveyancing targets pre-set by senior management.
Why do I have to supply my property lawyer with numerous items of ID ahead of starting selling or purchasing a property in East Hunsbury?
East Hunsbury conveyancers are duty bound by the Law Society, SRA, the Land Registry and current Money Laundering Regulations to record that the have verified the identity of their clients. It will also be a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.