We're in Shadwell, FTBs purchasing with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am planning to move property in March. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Shadwell. Conveyancing firm was found prior to coming across your page.
On the day of completion you will need to pick up the house keys from the selling agent however this should only be done once the vendors solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You will need to advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you locate a conveyancing in Shadwell or a solicitor with expertise in conveyancing in Shadwell.
I have paid off my mortgage with HSBC. I assume I don't need a Shadwell conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Shadwell. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Various web forums that I have visited warn that are the number one reason for obstruction in Shadwell conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Shadwell.
I used Wolstenholmes a few years past for my conveyancing in Shadwell. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shadwell of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it possible to transfer to a new conveyancer as I need to appoint a firm on the HSBC Bank conveyancing panel. I was using a family conveyancing solicitor in Shadwell round the corner but he is not accepted by HSBC Bank
It would be our pleasure to assist you find a conveyancing solicitor in Shadwell on the HSBC Bank panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Shadwell. Using the find a conveyancing solicitor tool on this website, you can compare costs for conveyancing solicitors in Shadwell and throughout England and Wales.
My conveyancing in Shadwell completes this Friday, yet the owners I am purchasing off has asked to vacate the next day at midday. Can I agree to this?
Where you are having a loan then your lawyer will insist that you have vacant possession on Friday - the lender will compel it.