I am acquiring residence in Southend On Sea. My Conveyancer has never been on on the mortgage company conveyancing list. Am I still permitted to continue with my Southend On Sea 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 purchase with your existing Southend On Sea conveyancing practitioner but your mortgage company will need to instruct a conveyancing practitioner from their approved list. This will result in additional cost together with likely frustration.
- Appoint a new property lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancing practitioner to apply to join the bank panel
My brother and I have recently bought a property in Southend On Sea. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Southend On Sea?
The question is not clear as to the nature of the problems and if they are specific to conveyancing in Southend On Sea. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a questionnaire known as a SPIF. If the information is misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Southend On Sea.
My conveyancer has informed me that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Southend On Sea?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am the single beneficiary of my late father’s will and I have everything in my name now, including the house in Southend On Sea. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in May. Is the property unsalable for six months?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Most lenders would take a sensible view as this clause is primarily there to capture subsales or the quick reselling of property.
Clydesdale have agreed my mortgage in principle, my bid on a apartment in Southend On Sea has been accepted, what happens next?
Your property agent will wish to be informed of your conveyancer's details (be sure the conveyancing practitioners are on the lender’s panel). Telephone Clydesdale or the broker and finalise any appropriate documentation. Clydesdale will instruct a valuer who will get in touch with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. Clydesdale will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Southend On Sea.
I require quick conveyancing in Southend On Sea as I am faced with an ultimatum to sign on the dotted line in less than one month. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you are at liberty not to do searches although no law firm would suggest that you don't. With plenty of history conveyancing in Southend On Sea the following are instances of issues that can appear and therefore impact future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...
I used Stirling Law a few years ago for my conveyancing in Southend On Sea. I now require my papers however the law firm has closed. What do I do?
You should 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 Southend On Sea of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Southend On Sea differ for newly converted properties?
Most buyers of new build residence in Southend On Sea approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Southend On Sea usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Southend On Sea or who has acted in the same development.