My wife and I are purchasing a 2 bedroom flat in Hockley with a mortgage. We would like to retain our Hockley solicitor, however the bank advise she’s not on their "panel". It appears that we have no option but to use one of the mortgage company panel solicitors or retain our Hockley solicitor and pay for one of their panel lawyers to act for them. This seems very unfair; can we not require that the mortgage company use our Hockley conveyancer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Hockley conveyancing lawyer to apply to be on the conveyancing panel.
It is 10 years ago since I purchased my home in Hockley. Conveyancing lawyers have now been retained on the sale but I can't track down the deeds. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be kept by your mortgage company or they may stored with the solicitor who oversaw the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Hockley involves registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Hockley. Do I collect the keys to the premises on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Hockley?
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 lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the property Agents and move into your new home. Usually this happens early afternoon.
We are aiming to move property in January. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Hockley. Conveyancing solicitor was found prior to coming across this website.
On the afternoon of completion you will need to collect the house keys from the estate agent but this should only be done once the previous owners lawyers inform the agent that they have the completion monies and the keys can be handed over. Subsequently you should advise the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you locate a residential property solicitor in Hockley or a lawyer that specialises in conveyancing in Hockley.
How can we tell if a Hockley conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Hockley obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your conveyancing.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Hockley is where the house is located. Is there any guidance you can give?
Flying freeholds in Hockley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hockley you must be sure that your lawyer goes 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 Hockley 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 property.
Do I need to be concerned by brokers that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Hockley conveyancing firm?
As with lots of professional services, often recommendations from relatives can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all put forward lawyers to appoint. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the recommendation. You have the right to appoint your preferred lawyer. However, bear in mind that the majority of mortgage providers specify a panel list of lawyers you have to use for the lender aspect of your conveyancing.
Completion is due on the disposal of our £250,000 flat in Hockley in 8 days. The management company has quoted £348 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Hockley?
For most leasehold sales in Hockley conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange enquiries
Where consent is required before sale in Hockley
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Hockley Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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What is the name of the managing agents? Most Hockley leasehold apartments will have a service charge for maintenance of the block invoiced by the landlord. Should you buy the property you will have to pay this charge, normally periodically during the year. This may differ from a few hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a rentcharge for you to pay annual, normally this is not a exorbitant figure, say around £25-£75 but you should to enquire it because occasionally it could be prohibitively expensive. It would be prudent to discover as much as possible regarding the company managing the building as they can either make your life much easier or much more difficult. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to every day issues like the cleanliness of the communal areas. Ask other people whether they are happy with them. Finally, be sure you know the dates that the service fees are due to the appropriate party and specifically what you get for your money.