I am selling my ground floor flat in Sheerness and the estate agent has just e-mailed to say that the purchasers are switching solicitor. The excuse is that the bank will only engage with solicitors on their conveyancing panel. Why would a major lender only deal with specific solicitors rather the firm that they want to choose for their conveyancing in Sheerness ?
Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks attribute this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
My nephew is in the process of securing a newly built flat in Sheerness with a home loan from Nottingham. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What does a local search reveal concerning the property we're purchasing in Sheerness?
Sheerness conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search is essential in every Sheerness conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Just acquired a detached house in Sheerness , how long should it take for the Land Registry to register my ownership? My Sheerness conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are dealt with.
There is nothing unique when it comes to conveyancing in Sheerness registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry need to notify any other parties. As of today in the region of three quarters of such applications are completed within 12 days but some can be subject to protracted hold-ups. Registration takes place once the purchaser has moved in to the premises thus registration formalities is not usually top priority but where there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.
How do I identify a Sheerness law firm on the Platform Home Loans Ltd conveyancing panel? I drive a motor bike and am happy to travel upto 10kilometers to meet the solicitor.
Feel free to make use of the search on this page. Please choose the bank and your location and you will see a number of Sheerness conveyancing lawyers located nearest you. We have detailed some Sheerness conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Platform Home Loans Ltd panel
My husband and I are first time buyers - agreed a price, but the selling agent has warned us that the vendor will only proceed if we use the agent's preferred lawyers as they need a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Sheerness
It is unlikely the sellers are driving this. If they desire ‘a quick sale', alienating a genuine buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your preferred Sheerness conveyancing firm - not the ones that will give the estate agent a referral fee or hit his conveyancing targets set by head office.