Is the fact that my conveyancer in Grays is not identified on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Grays conveyancing practice and enquire why they are no longer on the approved list for your lender.
Me and my partner are due to exchange buying a house in Grays but as a result of damage from some water damage at the property I have managed to agree compensation from the seller in the sum of £3k taking the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet Co-operative are not allowing this. Why were they involved?
Your lawyer being on the Co-operative approved list is duty bound to inform Co-operative of any amendments to the sale price. If you were to refuse your conveyancer to report the reduction to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new lawyer for your conveyancing in Grays.
I am being advised by my solicitor that breach of easement insurance is needed on my purchase. What is the level of cover for Grays conveyancing?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
Last month we had a mortgage agreed in principle with Coventry BS. Grays conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
There is no definitive answer here. Have Coventry BS completed the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being difficult. The Grays solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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 used Stirling Law a few years past for my conveyancing in Grays. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Grays of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Grays differ for new build properties?
Most buyers of new build premises in Grays approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Grays usually acquire the land, 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 property lawyers 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 used to new build conveyancing in Grays or who has acted in the same development.
Should I be wary about estate agents that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Grays conveyancing firm?
As is the case with many professional services, often referrals from family and friends can be worth their weight in gold. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to select. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the endorsement. You are at liberty to choose your own conveyancer. Don't forget that some mortgage providers operate an approved list of solicitors you are obliged to use for the lender aspect of your house move.