Please could you recommend a HSBC Bank accepted Strood conveyancing conveyancer that can complete within a short deadline? Would it be better to use a local Strood solicitor or a web based conveyancer?
We can recommend some very good Strood conveyancing firms. You can also walk up the main road in Strood. Go in to a couple of law practices and ask to speak with a conveyancing solicitor for a costs illustration. Explain your time frames together with your reasons and get a commitment on speed. Choose the lawyer that appears most efficient.
Is it the case that all Strood solicitors on the Nationwide conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be overseen by the SRA. Many lenders do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
I am currently in the process of buying my council flat in Strood. I have a mortgage agreed with Aldermore. Conveyancing is new to me. 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Strood solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Strood postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Strood.
I have been told that property searches are the number one reason for delay in Strood house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Strood.
The deeds to our house can not be found. The solicitors who did the conveyancing in Strood 10 years ago have long since closed. What do I do?
Assuming you have a registered title the details of your proprietorship will be retained by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, find your house and get up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Strood is the location of the property. What do you suggest?
Flying freeholds in Strood are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Strood you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Strood may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are first time buyers - had an offer accepted, yet the selling agent advised that the vendor will only proceed if we appoint the agent's preferred conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Strood
It is highly unlikely the owners are behind this. Should the owner want ‘a quick sale', alienating a motivated buyer is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Strood conveyancing lawyers - not the ones that will provide the negotiator at the agency a commission or meet his conveyancing figures pre-set by head office.