My lawyer in Thornton Heath is not on the HSBC Bank Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the HSBC Bank list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Thornton Heath lawyers but HSBC Bank will need to instruct a solicitor on their list of acceptable firms. This will result in additional overall legal fees as well as result in delays.
- Find a new lawyer to to deal with the purchase, not forgetting to check they are HSBC Bank approved.
- Try to convince your HSBC Bank based solicitor to seek to join the HSBC Bank panel
I am helping my aunt sell her flat in Thornton Heath. Will the conveyancing solicitor arrange the energy performance certificate or it is for the owner to coordinate?
Following the abolition of HIPs, EPC’s remained a required part of selling a house. An EPC needs to be commissioned in advance of the property being marketed. This is not as aspect of the sale process that solicitors ordinarily organise. If you are using a Thornton Heath conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with long established Thornton Heath accredited person
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Thornton Heath building society branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Thornton Heath conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.
The solicitor must follow the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a apartment in Thornton Heath. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Thornton Heath property lawyer is on the HSBC conveyancing panel.
My wife and I are downsizing from our property in Thornton Heath and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Thornton Heath. Having lived in Thornton Heath for 4 years we know of no issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have recentlyfound out that Wolstenholmes have closed. They carried out my conveyancing in Thornton Heath for a purchase of a leasehold flat 18 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Thornton Heath conveyancing specialists.
Am I right to be suspicious by 3rd parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Thornton Heath conveyancing firm?
As with many service providers, often suggestions from family and friends can be most helpful. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and banks might all suggest conveyancers to choose. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are at liberty to select your preferred conveyancer. You need to be aware that most banks have an approved list of solicitors you have to use for the lender aspect of your home move.
I am a couple of weeks into a leasehold purchase having been recommend to conveyancers by the local agent to perform conveyancing in Thornton Heath. I am am very frustrated with the quality of service. Could you you assist me in finding new lawyers?
A lawyer would have to be very poor to suggest changing them. Has the loan offer been generated? If so you need to advise them of the new contact details and have the mortgage documents are re-issued. Your solicitor ideally should be on the mortgage company approved list to avoid escalating costs and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool should help you find a bank approved conveyancer for your conveyancing in Thornton Heath