Am I correct in assuming that the fact that my conveyancer in Great Dunmow is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Should you be concerned you should simply call the Great Dunmow conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I have given 8 weeks notice to my existing landlord and must be out of my rented flat in Great Dunmow by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in six weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to serve notice for your letting until exchange of contracts has taken place. Assuming that you have not previously done so, update to your solicitor and urge them to they apply pressure on the sellers solicitors, try to a target completion date that everyone will look to achieve
The Great Dunmow conveyancing firm that just started acting on my purchase in Great Dunmow have suddenly closed. They were on acting for me because I needed a solicitor on the Virgin Money conveyancing panel and my previous Great Dunmow lawyer was not. I issued them a cheque for two hundred pounds in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I require quick conveyancing in Great Dunmow as I have an ultimatum to sign on the dotted line inside 4 weeks. Luckily I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you are at free not to have searches conducted although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Great Dunmow the following are examples of issues that can show up and adversely affect future saleability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I opted to have a survey carried out on a property in Great Dunmow before retaining solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks will refuse to give a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Great Dunmow. Conveyancing will be smoother if you use a solicitor in Great Dunmow especially if they regularly deal with such properties in Great Dunmow.
Should I instruct a Great Dunmow conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can conduct the conveyancing but they are based 200miles drive away.
The primary upside of using a high street Great Dunmow conveyancing practice is that you can drop in to sign documents, deliver your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were impressed that must outweigh using an unfamiliar Great Dunmow conveyancing lawyer solely due to them being local.