Recently been in touch with my conveyancing lawyer in Gants Hill who acted for me 18 months ago asking for a conveyancing quote based on an identical type of house sale & purchase (a leasehold premises and a freehold property) of almost identical values with a home loan from Skipton Building Society. It looks as though am now being charged double. Better the devil I know or should I seek out an alternative conveyancer?
The charges are a tad high. If you are prepared to invest time scrutinising quotes you could trim some of the cost by as much as a hundred pounds. On the other hand, assuming were pleased with the service the firm offered you couldcome to rue opting for an an untested conveyancer. Remember to be sure the conveyancer can represent Skipton Building Society. You can use our search tool to select a Gants Hill conveyancing firm on the Skipton Building Society member panel, which can often include conveyancing solicitors in Gants Hill.
My husband and I are approaching an exchange on a property in Gants Hill and my parents have transferred the exchange deposit to my conveyancer. I am now told that as the deposit has been received from someone other than me my property lawyer needs to make a notification to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?
Your property lawyer is obliged to check with the bank to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
It is a dozen years since I bought my property in Gants Hill. Conveyancing lawyers have recently been instructed on the sale but I can't find my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may still be with the solicitor who handled the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Gants Hill relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
I have been recommended a conveyancing solicitor in Gants Hill. I I would like to check if they are on the TSB conveyancing panel. Can you advise?
You should call the conveyancer and enquire if they can act for the bank. Alternatively you can call TSB who may be able to confirm.
My husband and I have arranged the release of further funds on our home loan from Nottingham as we want to conduct alterations to our property in Gants Hill. Do we need to select a nearby Gants Hill solicitor on the Nottingham conveyancing panel to handle the paperwork?
Nottingham do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
We expect to receive a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Gants Hill solicitors on the Nationwide 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 Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I have a mortgage with Bank of Ireland for my property in Gants Hill. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
You must advise Bank of Ireland prior to renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel firm.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Gants Hill is the location of the property. Can you offer any guidance?
Flying freeholds in Gants Hill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gants Hill you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gants Hill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.