Am I correct in assuming that the fact that my solicitor in Gravesend is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. A recent 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. If you are concerned you should contact the Gravesend conveyancing practice and enquire why they are no longer on the approved list for your bank.
We are purchasing a detached bungalow in Gravesend. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property involve enquiries to ascertain if these alterations are permitted?
Your conveyancer will review the deeds as conveyancing in Gravesend will on occasion reveal restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Many additions need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Completion of my purchase has taken place for my property in Gravesend. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call 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 effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have finally had an offer on an apartment in Gravesend accepted, the owners do however have a dependent purchase. The owners have offered on a flat, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Gravesend. What do I do now? When do I get the mortgage application with Barclays started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Gravesend conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Barclays approved list. As to the subsequent phase this very much depends on the specifics of your case, desire for this property and on the state of the market. In a hot market the majority of purchasers would apply for a home loan with Barclays and pay for the valuation and only if it was satisfactory would they pay their lawyer to move forward with the conveyancing in Gravesend.
I am looking for a leasehold apartment up to £305k and identified one round the corner in Gravesend I like with a park and railway links in the vicinity, the downside is that it only has 49 years on the lease. I can't really find anything else in Gravesend in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Given that I am about to spend over three hundred thousand on a two bedroom apartment in Gravesend I would like to have a conversation with the lawyer concerning thehome move before giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your conveyancing in Gravesend.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Gravesend should be the figure that you are charged.
My husband and I are four weeks into a freehold purchase having been referred to solicitors by the high street agent to handle our conveyancing in Gravesend. I am not happy. Can you help me find new lawyers?
A conveyancer would need to be very poor in order to consider replacing them. Has the loan offer been sent? If so you need to make them aware of the replacement solicitor and get the loan are re-sent. Your new solicitor ideally should be on the banks panel to avoid supplemental fees and delays. So that should be your starting point. The find a solicitor tool should assist you in finding a bank approved solicitor for your conveyancing in Gravesend
Do online conveyancing companies do everything a local Gravesend solicitor does or must I employ a solicitor for the final stages for my conveyancing in Gravesend?
Where you instruct an online conveyancer they will undertake all the work your Gravesend solicitor will cover.