My IFA has requested my Havering lawyer’ panel reference for the Lloyds conveyancing panel. How do I discover this. I have called my local Havering branch but they have not responded to me.
You are best placed to get this information from your Havering conveyancing practitioner . They keep a central record lender panel numbers.
We just had an offer accepted to purchase with Darlington Building Society. I popped in a couple of local firms but cant to find a Havering conveyancing firm on the Darlington Building Society approved list. Please you help?
You should take advantage of the search tool on this page. Pick the lender and type Havering or your preferred area and you will be presented with numerous conveyancers located in Havering or near you.
Forgive me if this question is silly but I am new to the house moving as a 1st time buyer of a garden flat in Havering. Do I collect the keys to the property on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Havering?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be invited to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
After months of negotiation I have agreed a price on a house in Havering. My mortgage broker suggested a solicitor. I paid an upfront payment of £225. A few days later, the lawyer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Havering solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. You may wish to consider appointing your own Havering surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I purchased a semi-detached Edwardian house in Havering. Conveyancing solicitor acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching address. Is it worth asking Godiva Mortgages Ltd to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Havering and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who conducted the purchase.
I'm purchasing my first flat in Havering with a mortgage from Britannia. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not reveal to my solicitor about the side-deal as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Should one remove a departed person's details from the title register for a house in Havering?
Where a Havering property is co-owned and one of the proprietors passes away, their name will not automatically be removed from the Land Registry title. You are not required to amend the title as in the event of a disposal you would just be asked to supply proof why the joint proprietor is missing from the transfer, ordinarily this takes the form of a grant of probate.
With the aim of making the sale conveyancing smoother in the future you may arrange to have the deceased name removed from the title by submitting an application to the land registry with evidence of the death. There is no land registry fee payable.