My IFA says he needs my Buckhurst Hill solicitor’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have called my local Buckhurst Hill branch but they cant find it on their system.
Have you tried contacting your Buckhurst Hill solicitor about this?. Most Buckhurst Hill law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I am thinking of refinancing my house in Buckhurst Hill, does my lawyer have to be on the Nationwide Conveyancing panel?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are buying a property in Buckhurst Hill. 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 protection do 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'm spending time viewing houses in Buckhurst Hill and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I will be getting a mortgage with Kent Reliance.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Buckhurst Hill lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who conducted the conveyancing in Buckhurst Hill 4 years ago no longer exist. What do I do?
These day there are copies made of almost everything, and your lawyer should know exactly where to find all the relevant paperwork so you may purchase or sell your house without any difficulty. Where copies can’t be found, your solicitor can put in place insurance or indemnities protecting you against future claims on the premises.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Buckhurst Hill is the location of the property. Is there any guidance you can give?
Flying freeholds in Buckhurst Hill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Buckhurst Hill 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 Buckhurst Hill may decide 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.