My wife and I are buying a 2 bedroom apartment in Harlow with a mortgage. We like our Harlow lawyer, but the lender says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Harlow solicitor and pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Harlow conveyancing lawyer to apply to be on the conveyancing panel.
We are purchasing a house in Harlow. I might seem paranoid but how we can trust a conveyancer? At some point we have to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My bid for a property was accepted at auction in Harlow. Conveyancing is needed. What happens now?
Now that you are for in every practical sense signed on the dotted line you now have to instruct a conveyancing lawyer soon as you are facing a fast approaching deadline in which to complete the transaction. An auction property will ordinarily have an associated legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete on the on the contractual date .
We had instructed conveyancing lawyers with offices in Harlow on the RBS solicitor approved list. They have just billed me an additional fee for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. This charge is not set by RBS but by your Harlow lawyer. Numerous firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.
What can a local search tell me regarding the property we're purchasing in Harlow?
Harlow conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Harlow conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
How does conveyancing in Harlow differ for new build properties?
Most buyers of new build property in Harlow approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Harlow typically purchase 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 conveyancing solicitors 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 accustomed to new build conveyancing in Harlow or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Harlow ahead of appointing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks may refuse to grant a loan on such a house.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Harlow. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Harlow to see if the conveyancing costs will increase in light of this.
My husband and I are FTB’s - agreed a price, yet the estate agent told us that the vendor will only go ahead if we appoint the agent's preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a family conveyancer used to conveyancing in Harlow
It is unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Harlow conveyancing solicitors - not the ones that will provide their estate agent a kickback or achieve conveyancing thresholds pre-set by corporate headquarters.