It has come to my attention via my lender that my Grays solicitor is not on the mortgage company Solicitor panel. What can I do to check?
You need to contact your Grays lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Grays conveyancing practice that is on the approved list of lawyers for your bank.
It is is a decade since I bought my property in Grays. Conveyancing solicitors have recently been instructed on the sale but I am unable to find the deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be with your lender or they could be archived with the solicitor who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Grays relates to registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
I am planning to move property in January. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Grays. Conveyancing lawyer was organised before I stumbled across your page.
On the day of completion you will need to pick up the keys from your selling agent but this can only be done when the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be passed over. Subsequently you should tell the removal company that you are ready to move in. We do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Grays or a firm that specialises in conveyancing in Grays.
Does a directory service exist listing HSBC panel conveyancers in Grays on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings viewable online. If you are in need of a Grays conveyancing practitioner on the HSBC please use our tool.
Is it the case that all Grays solicitor practices on the Nationwide conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.
Will my lawyer be raising questions regarding flooding during the conveyancing in Grays.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Grays. Some people will buy a house in Grays, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that can be undertaken by the purchaser or by their lawyers which should give them a better appreciation of the risks in Grays. The conventional set of property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to determine if the property has ever been flooded. In the event that the residence has been flooded in past and is not revealed by the owner, then a buyer could issue a compensation claim as a result of such an inaccurate reply. The purchaser’s solicitors should also order an enviro search. This will higlight whether there is a recorded flood risk. If so, more detailed investigations should be made.
I am buying a new build house in Grays with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not reveal to my solicitor about the side-deal as it could put at risk my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How do I find the right lawyer for my conveyancing in Grays ?
Option 1 is to ask your friends and family they would would seek assistance from. Option 2 is to search the web for conveyancing in Grays. Telephone two or three from the list and request that they send you their conveyancing estimate and discuss your needs with the solicitor who will conduct your conveyancing before you make your choice. Third is to make use of this site to help you find the right lawyers taking into account your unique requirements including location,speed, complexity and who your intended mortgage company is.Do not be fooled by lowest cost conveyancing solicitors in Grays