I am hoping to receive a offer of a home loan from Halifax. My intention is to retain the legal services of a Licensed Conveyancer in Harwich. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
When can the exchange of contracts occur in purchase conveyancing in Harwich and am I required to attend the lawyers branch?
Where you are in close proximity to our conveyancing solicitors in Harwich you are welcome to attend to sign documents. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and give just as detailed and professional a job for you when communicating with you electronically. The signing of the contract is not the important part. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Harwich)to be in the office at the appropriate time.
What is the difference between a licensed conveyancer and conveyancing solicitor in Harwich
Two types of professional can carry out conveyancing in Harwich namely CLC regulated conveyancers or solicitors. The two can administer the legal services that you need to complete the sale or acquisition of property. Both are duty bound to execute Harwich conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly administered and that the requirements and procedures will be appropriately taken.
Can I be sure that the Harwich conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Harwich seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your conveyancing.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Harwich conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified during conveyancing in Harwich?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Harwich. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Harwich with a loan from Birmingham Midshires. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this side-deal as it will impact my loan with the lender. Do I keep my lawyer in the dark?.
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.
I'm selling a bungalow in Harwich. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name as listed on the regulator's website. Is this a big problem?
Not every individual in the law firm must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.