Having sold my house in Gants Hill last March yet the purchaser is calling every few hours complaining that her lawyer needs to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Following your disposal your solicitor should send the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also evidence that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There are no post completion tasks peculiar conveyancing in Gants Hill.
I am purchasing a right to buy a flat in Gants Hill. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Gants Hill you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Gants Hill.
We expect to receive a AIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Gants Hill solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Gants Hill solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have a mortgage with HSBC for my property in Gants Hill. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
You must advise HSBC in advance of letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.
I recently had an offer accepted on a house in Gants Hill. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £200. A couple of days later, the solicitor called me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various internet forums that I have frequented warn that are the main reason for obstruction in Gants Hill conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Gants Hill.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Gants Hill?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Gants Hill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Gants Hill differ for newly converted properties?
Most buyers of new build residence in Gants Hill contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Gants Hill tend to acquire the real estate, 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 Gants Hill or who has acted in the same development.