I sincerely hope you can assist me. My Rochford solicitor is advising me that he has toconduct Rochford conveyancing searches becausethe firm are on the HSBCapproved lawyer panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Rochford conveyancing searches.
Are the Rochford conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Rochford conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
I am helping my mother sell her property in Rochford. Will the conveyancing solicitor arrange an EPC or it is for me to coordinate?
After the demise of Home Packs, energy performance certificates was kept a mandatory element of selling a house. An energy assessment needs to be commissioned in advance of the property being advertised. It is not something that solicitors normally organise. If you are using a Rochford conveyancing solicitor they might help arrange EPC’s due to their relationships with long established local accredited person
I am aiming to move house in October. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Rochford. Conveyancing solicitor was chosen before I stumbled across your website.
On the afternoon of completion you can collect the keys from the estate agent however this should only occur after the previous owners lawyers advise the agent that they have the completion monies and the keys can be passed over. You should inform the removal men that you are ready to move in. We do not suggest a specific removal company but can assist you in finding a residential property solicitor in Rochford or a solicitor with expertise in conveyancing in Rochford.
After much negotiation I have agreed a price on an apartment in Rochford. My mortgage broker suggested a solicitor. I paid an upfront payment of £225. A few days later, the conveyancer called me sheepishly admitting that they were not on the Santander 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 Santander 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.
My wife and I purchased a 4 bedroom Victorian house in Rochford. Conveyancing practitioner represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for 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 Rochford and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who conducted the purchase.
I'm purchasing my first flat in Rochford benefiting from help to buy. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not to tell my lawyer about this deal as it would jeopardize my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 I instruct a Rochford conveyancing practitioner based in the area that I am hoping to buy? I have an old university friend who can deal with the conveyancing however her office is 300kilometers away.
The primary upside of using a local Rochford conveyancing firm is that you can pop in to execute documents, deliver your ID and apply pressure on them where appropriate. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that should outweigh using an unknown Rochford conveyancing lawyer just because they are local.