Is the fact that my conveyancer in Hackbridge is not on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 contact the Hackbridge conveyancing firm and enquire why they are no longer on the approved list for your lender.
Why do I have to pay up front when it comes to conveyancing in Hackbridge?
Where you are retaining lawyers for conveyancing in Hackbridge your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. Generally this is called for to cover the fees of the conveyancing searches. When the down payment is as part of the sale price then this should be required shortly ahead of exchange of contracts. Any further balance that is needed should be sent to your lawyer a couple of days ahead of the completion date.
Are all Hackbridge Conveyancing Quality Solicitors on the Santander conveyancing list of approved firms?
A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I currently have a mortgage with Bank of Ireland for my property in Hackbridge. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Bank of Ireland must be informed of your intention before 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 permit you to let 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.
UBS have agreed my home loan in principle, my bid on a apartment in Hackbridge has been accepted, now what?
Your estate agent will need to be informed of your solicitor's details (ensure that the conveyancing practitioners are on the bank’s panel). Contact UBS or your broker and complete any outstanding forms. UBS will sellect a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. UBS will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hackbridge.
Me and my brother purchased a 4 bedroom Victorian property in Hackbridge. Conveyancing practitioner represented me and Leeds Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hackbridge and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing lawyer who carried out the work.
Am I right to be wary that brokers that I am dealing with are recommending an online conveyancing firm rather than a High Street Hackbridge conveyancing practice?
As with many professional services, often referrals from relatives can be worth their weight in gold. But there are many players in a conveyancing deal; estate agents, financial adviser and banks might all recommend lawyers to choose. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the endorsement. You are free to appoint your own conveyancer. However, bear in mind that some mortgage providers specify a panel list of law firms you are obliged to use for the mortgage related work in your house move.
We're novice buyers - agreed a price, yet the agent has warned us that the owners will only proceed if we instruct their preferred conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Hackbridge
We suspect that the owner is unaware of this request. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Hackbridge conveyancing lawyers - rather thanthe ones that will earn the estate agent a referral fee or achieve conveyancing thresholds set by head office.