Recently been in touch with my conveyancing solicitor in Havering who completed the legal work two years ago requesting a conveyancing estimate based on the same type of house move (a leasehold premises and a freehold property) of almost identical values with a mortgage from Coventry Building Society. I am now being charged double. Should I hunt for an alternative conveyancer?
The estimate does seem a little overpriced. If you you were to look around you might trim some of the expense by say £125. That being said, if you were happy with the conveyancing the firm provided you maycome to rue opting for an an untested solicitor. Don't forget to be sure the conveyancer can also act for Coventry Building Society. You can employ our search tool to find a Havering conveyancing firm on the Coventry Building Society approved list of lawyers, which can often include conveyancing solicitors in Havering.
My partner and I are buying our first home. Our conveyancing practitioner has messagedto see if we wish to purchase additional conveyancing searches. As novices we have no idea as to what's appropriate for conveyancing in Havering
The scope of Havering conveyancing searches depends primarily on the property, the location, the possibility of any of these risks, your knowledge of the region and risks, your general attitude to risk. What is important is that you properly comprehend what information the searches could give you. You may then decide if you consider that you need that search. Should you be uncertain, ask your solicitor to recommend.
My husband and I are hoping to buy a newbuild apartment in Havering with a loan from Aldermore.We like our Havering conveyancing lawyer but Aldermore says his firm is not listed on their approved list of firms. It seems we have no choice but to instruct a Aldermore panel solicitor or keep our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Aldermore use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its various provisions, one of which will be that lawyers must be on the Aldermore approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Aldermore
This question may be naive but I am new to the process as FTB of a ground floor flat in Havering. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Havering?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
Are all Havering Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved firms?
Some major lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
We were going to get a AIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Havering solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Havering solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Will our solicitor be making enquiries about flooding as part of the conveyancing in Havering.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Havering. There are those who acquire a house in Havering, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Havering. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could issue a claim for damages resulting from an inaccurate response. A buyer’s conveyancers will also order an environmental report. This will higlight whether there is a recorded flood risk. If so, further investigations should be carried out.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Havering is where the house is located. Is there any advice you can give?
Flying freeholds in Havering are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Havering you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Havering may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.