My partner and I are nearing an exchange on a property in Gants Hill and my parents have transferred the 10% deposit to my lawyer. I am now advised that as the deposit has been sent from someone other than me my property lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your lawyer is duty bound to check with lender to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
It is a dozen years since I acquired my property in Gants Hill. Conveyancing lawyers have now been retained on the sale but I am unable to track down the deeds. Is this a problem?
Don’t worry too much. First the deeds may be with your mortgage company or they may be archived with the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Gants Hill involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
When it comes to mortgage companies such as UBS, do Gants Hill conveyancing practitioners incur an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
We are getting a further advance on our mortgage from Clydesdale as we want to carry out alterations to our house in Gants Hill. Are we obliged to select a nearby Gants Hill solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale don't usually instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being pedantic. The Gants Hill solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
I need some fast conveyancing in Gants Hill as I am under pressure to complete inside 3 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no lawyer would advise that you don't. With lots of history conveyancing in Gants Hill the following are instances of what can be revealed and adversely affect future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Unadopted Roads,...
The deeds to my house can not be found. The solicitors who handled the conveyancing in Gants Hill 4 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical original deeds to prove you own the land or premises, given that the Land Registry have everything they need in a digital format.
We're novice buyers - had an offer accepted, but the estate agent informed us that the seller will only go ahead if we instruct the agent's recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Gants Hill
It is unlikely the owners are behind this. Should the owner want ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to use your own,trusted Gants Hill conveyancing firm - not the ones that will earn their estate agent a introducer fee or hit his conveyancing targets pre-set by corporate headquarters.