Just contacted my conveyancing lawyer in Havering who conducted the legals 18 months ago asking for a conveyancing costs illustration based on the same type of home move (a leasehold property and a freehold premises) of almost identical values with a home loan from Lloyds TSB Bank. I am now being charged twice the amount. Am I right to be tempted to shop around for an alternative conveyancer?
The quote is slightly on the high side. If you you were to look around you may be able to get the conveyancing a bit cheaper by perhaps £125. That being said, providing that you were pleased with the service the firm gave you mightlive to rue choosing an a cheaper solicitor. Remember to enquire the solicitor can act for Lloyds TSB Bank. You can make use of our search tool to get a quote a Havering conveyancing firm on the Lloyds TSB Bank member panel, which can often include conveyancing solicitors in Havering.
The owners of the home we are looking to purchase have appointed a conveyancing solicitor in Havering who has suggested a lock out agreement with a down payment two thousand pounds. Are such agreements sensible?
Lock out agreements are contracts binding a home owner and purchaser granting the buyer a ‘clear field’ to purchase the property for a certain period of time. Essentially, a lock out is a document specifying that you will have a contract at a later date being the contract for the actual sale. It tends to be utilised for buyer confidence though in some cases, the owner may enjoy an upside from such agreements as well. There are many pros and cons to having them but you need to check with your solicitor but beware that it may result in incurring extra in conveyancing charges. For these reasons these agreements are not popular when it comes to conveyancing in Havering.
My brother-in-law has suggested I instruct a conveyancing solicitor in Havering. I I am struggling to find out whether they are accepted on the HSBC Bank conveyancing panel. Could you advise?
You should phone your conveyancer and enquire if they can act for the lender. Otherwise please get in touch with HSBC Bank who may be able to assist.
Can you point me to a directory of Virgin Money panel solicitors in Havering on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings visible online. Where you are looking for a Havering property lawyer on the Virgin Money please use our facility.
Is it the case that all Havering solicitors on the Nationwide conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel and in such a situation the firms would be regulated by the CLC.
I was told three weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Havering is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should our solicitor be raising questions regarding flooding as part of the conveyancing in Havering.
The risk of flooding is if increasing concern for lawyers dealing with homes in Havering. Plenty of people will buy a property in Havering, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Havering. The standard completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to discover whether the property has historically flooded. In the event that flooding has previously occurred which is not revealed by the owner, then a purchaser could issue a legal claim for losses as a result of such an inaccurate reply. A buyer’s conveyancers may also commission an enviro search. This will indicate if there is a recorded flood risk. If so, more detailed investigations should be initiated.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Havering is the location of the property. 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 must be sure that your lawyer goes through the deeds thoroughly. Your bank 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.