My wife and I are looking to purchase a home in Tilbury and have appointed a Tilbury conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Halifax have this morning contacted us to advise us that there is now an issue as our Tilbury lawyer is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Tilbury solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Please could you vouch for a Nottingham Building Society sanctioned Tilbury conveyancing firm that can complete within two weeks? Am I best advised to choose a high street Tilbury practice or a nationwide firm?
We would be happy to suggest some excellent Tilbury conveyancing firms. You can also walk up the main road in Tilbury. Approach a couple of firms and ask to speak with a conveyancing solicitor for a fee estimate. Explain your expectations together with the reasons and ask for an assurance on your deadline. Choose the lawyer that you trust.
The formalities of my remortgage has taken place for my property in Tilbury. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tilbury solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 Tilbury postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Tilbury.
At last I have had an offer on an apartment in Tilbury accepted, but there is a chain. The owners have offered on somewhere, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Tilbury. What do I do now? At what point do I apply for the mortgage with Bank of Ireland?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Tilbury conveyancing search costs, etc). First, you must ensure that your solicitor is on the Bank of Ireland approved list. Regarding the next stages this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. In a rising market some purchasers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Tilbury is the location of the property. Is there any advice you can give?
Flying freeholds in Tilbury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tilbury you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tilbury 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 property.
I am looking into buying my first house which is in Tilbury and I am already nervous. I couldn't find anything specific about Tilbury. Conveyancing will be needed in due course but do you know about the Tilbury area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Tilbury. In the meantime here are some basic statistics that we found
In my capacity as executor for the estate of my aunt I am selling a property in Newport but I am based in Tilbury. My lawyer (who is 235 kilometers awayhas requested that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Tilbury to witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are located in Tilbury