Am I correct in assuming that the fact that my conveyancer in West Thurrock is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the West Thurrock conveyancing practice and enquire why they are no longer on the approved list for your bank.
Do lenders provide you with an approved list of West Thurrock conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
West Thurrock conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
We are purchasing a flat in West Thurrock. It might be a silly question but how we can trust a solicitor? At some point we have to put money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I just acquired a flat at auction in West Thurrock. Conveyancing is required. What is next?
Given that you are now to in every practical sense signed on the dotted line you now have to find a conveyancing solicitor quickly as you are facing a fast approaching a fixed date to complete the transaction. All auction property will have a corresponding legal set of papers. This should include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in order to complete on the on the contractual date .
I have today made my last payment due on my mortgage with UBS. I assume I don't need a West Thurrock solicitor on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
The deeds to my home are lost. The conveyancers who conducted the conveyancing in West Thurrock 4 years ago no longer exist. What do I do?
As long as you have a registered title the information relating to your proprietorship will be evidenced by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, locate your house and obtain up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
Due to the advice of my in-laws I had a survey completed on a house in West Thurrock ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some banks may not issue a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in West Thurrock. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are 14 days into a residential purchase having been referred to a firm by the local agent to handle our conveyancing in West Thurrock. We are not happy. Could you help me find new solicitors?
A solicitor would have to be really bad in order to consider changing them. Has the loan offer been generated? If so you must inform them of the new solicitor and get the loan are issued to the new lawyers. Your new conveyancer should be on the banks panel to avoid supplemental fees and complications. So that should be your first question of the new solicitors. The search tool should help you find a lender approved conveyancer for your home move in West Thurrock