Am I correct in assuming that the fact that my solicitor in Havering is not identified on my bank's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor 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 Havering conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
How up to date is your database of Havering solicitors on the Santander conveyancing panel? Do Santander send you an updated list?
Havering conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
This question may be naive but I am unexperienced as a first time buyer of a garden flat in Havering. Do I collect the keys to the premises on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Havering?
On the day of completion you do not need to attend the conveyancers office in Havering. Conveyancing lawyers for you will transfer the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
I am due to move house in March. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Havering. Conveyancing lawyer was found before I stumbled across your page.
On the afternoon of completion you can pick up the keys from the property agent but this can only take place once the sellers solicitors inform the agent that the monies to complete are in and the keys can be passed over. You should inform the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a conveyancing in Havering or a lawyer that specialises in conveyancing in Havering.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Havering solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Havering postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Havering.
three months have gone by following my purchase conveyancing in Havering took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Havering is the location of the property. Can you offer any assistance?
Flying freeholds in Havering are unusual 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 thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Havering may decide 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 residence.
I am 3 weeks into a leasehold purchase having been recommend to solicitors by the estate agent to execute conveyancing in Havering. I am am very dissatisfied with the level of service. Could you you assist me in finding new lawyers?
A lawyer would have to be really poor in order to consider changing them. Has your loan offer been sent? In the event that it has you will need to make them aware of the new contact details and get the mortgage documents are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid escalating expenses and delays. That should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your conveyancing in Havering