Me and my wife are acquiring residence in Hockley. My lawyer is not listed on the lender solicitor list. Is it possible for me to continue with my Hockley conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?
You have numerous options available to you here
- Complete the deal with your existing Hockley conveyancing practitioner but your lender will undoubtedly use a lawyer from their approved list. This will result in additional charges and likely interruption.
- Get a new conveyancing practitioner to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Convince your lawyer to attempt to join the mortgage company panel
I am need of leasehold conveyancing for an apartment in a fairly new development (five years old) in Hockley. Almost all the appartments are already disposed of. Is it really necessary to order conveyancing searches for my conveyancing in Hockley?
If you are buying a property with the assistance of a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Hockley conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Hockley.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Hockley?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
A friend advised me that in purchasing a property in Hockley there may be a number of restrictions prohibiting external changes to the property. Is this right?
There are anumerous of properties in Hockley which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Hockley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to move property in March. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Hockley. Conveyancing firm was chosen prior to coming across this website.
On the afternoon of completion you can collect the house keys from your estate agent however this should only take place when the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you choose a conveyancing in Hockley or a firm with expertise in conveyancing in Hockley.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Hockley lawyer on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Do I need to take out insurance to cover chancel repairs when buying a property in Hockley?
Unless a prior purchase of the premises completed after 12 October 2013 you may assume that solicitors carrying out conveyancing in Hockley to continue to advocate a chancel search and or chancel repair liability policy.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Hockley is the location of the property. Is there any guidance you can impart?
Flying freeholds in Hockley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside 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 premises.