My partner and I are only a couple days away from an exchange on a property in Havering-atte-Bower and my mum and dad have transferred the ten percent deposit to my conveyancing practitioner. I am now told that as the deposit has been received from someone other than me my solicitor needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the lender concerning my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?
The solicitor is legally required to clarify with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I bought my home in Havering-atte-Bower. Conveyancing lawyers have now been appointed on the sale but I am unable to locate the deeds. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may be in the possession of the lawyers who oversaw the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Havering-atte-Bower relates to registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.
I have been advised by my conveyancer that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Havering-atte-Bower?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.
The formalities of my purchase has taken place for my property in Havering-atte-Bower. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Havering-atte-Bower solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Havering-atte-Bower is the location of the property. Is there any advice you can impart?
Flying freeholds in Havering-atte-Bower are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Havering-atte-Bower you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Havering-atte-Bower may determine 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 premises.
I am selling my house. My past lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Havering-atte-Bower if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Havering-atte-Bower. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
My brother-in-law has suggested I instruct a conveyancing solicitor in Havering-atte-Bower. I need to find out if they are listed on the bank's approved list of lawyers. Can you or the lender confirm if they are on the panel?
It’s a good idea call the lawyer and ask them if they are on the lender's panel. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the lender panel we we can help find a specialist conveyancing solicitor in Havering-atte-Bower on the approved list for your lender.