Me and my fiance are buying a 1 bedroom flat in Orpington with a mortgage. We have a Orpington solicitor, however the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Orpington conveyancing practitioner as well as pay for one of their panel firms to act for them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Orpington conveyancing solicitor to apply to be on the conveyancing panel.
What does my ID and proof of funds have anything to do with my conveyancing in Orpington? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Orpington conveyancing firm will require proof of identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing where you reside.
Under Money Laundering Regulations, conveyancing solicitors are obliged by law to check not simply the ID of conveyancing clients but also the source of monies that they receive in respect of any matter. Refusal to disclose this may lead to your conveyancer terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to inform the appropriate authorities should they consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
I am purchasing a property and the lawyer has identified Chancel Repair for which the house may be obligated to contribute to because it falls into the area of such a church. She has suggested insurance. Is this really appropriate for conveyancing in Orpington
Unless a prior purchase of the premises completed after 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in Orpington to continue to recommend a chancel search and or insurance against a claim.
Have completed on a a terraced house in Orpington , What is the estimated time for the Land Registry to record my title? My Orpington conveyancing solicitor has been very slow, so I want to be sure the registration is dealt with.
As far as conveyancing in Orpington registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any 3rd persons or bodies. At present roughly three quarters of such applications are fully addressed within two weeks but occasionally there can be longer delays. Historically registration is effected once the buyer has moved in to the property therefore 'speed' is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
My husband and I are novice buyers - had an offer accepted, yet the property agent has warned us that the seller will only issue a contract if we instruct their recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor who is accustomed to conveyancing in Orpington
It is improbable the vendors are driving this. If they require ‘a quick sale', alienating a serious purchaser is counter productive. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Orpington conveyancing firm - rather thanthe ones that will earn the negotiator at the agency a referral fee or achieve conveyancing thresholds demanded by senior management.
I bought a house in Orpington last 12/9/2024 and to date it is still not recorded with HM Land Registry. It is part of a new estate and my conveyancer told me that it may take one year to complete the registration formalities. I have spoken with HM Land Registry directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your solicitor that you really need to get in touch with in order to satisfy any questions which have arisen as part of the registration formalities for your Orpington property. Normal Orpington conveyancing practice includes an undertaking on the part of the previous owner’s lawyer that they will help resolve any question raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.