My husband and I are planning to buy a property in East Grinstead and have appointed a East Grinstead conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Yorkshire Building Society have this afternoon contacted us to advise us that they have now hit a problem as our East Grinstead solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. 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 solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred East Grinstead lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
My home in East Grinstead is up for sale and I have accepted an offer. Will my conveyancing practitioner have to be on the Skipton conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
We are aiming to move house in June. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in East Grinstead. Conveyancing lawyer was found prior to coming across this page.
On the afternoon of completion you can pick up the house keys from the property agent however this can only take place once the previous owners solicitors inform the agent that the monies to complete are in and the keys can be given over. Subsequently you should inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you locate a conveyancing in East Grinstead or a legal practice that specialises in conveyancing in East Grinstead.
Are all East Grinstead Conveyancing Quality Solicitors on the UBS conveyancing list of approved solicitors?
It is true that some banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I have paid off my mortgage with Lloyds. I assume I don't need a East Grinstead conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am hoping to exchange soon on a ground floor flat in East Grinstead. Conveyancing lawyers have said that they will have a report out to me on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in East Grinstead should include some of the following:
The total ownership of the premises. This might be the property itself but may incorporate a roof area or storage are if appropriate. Advice concerning the obligations as set out in the lease to to contribute towards maintenance costs - with regard to both the building, and the wider rights a leaseholder enjoys Whether the lease restricts you from letting out the flat, or working from home Are pets allowed in the flat? Responsibility for maintaining the window frames
Leasehold Conveyancing in East Grinstead - Sample of Queries Prior to Purchasing
It would be prudent to find out if the the lease contains any onerous restrictions in the lease. For instance it is very common in East Grinstead leases that pets are not allowed in certain buildings in East Grinstead. If you love the propertyin East Grinstead but your dog can’t move with you then you have a very difficult choice. Is the freehold reversion owned jointly by the leaseholders? What is the maintenance charge and ground rent on the apartment?
A mortgage offer from a mortgage company for the remortgage of my 3 bedroom apartment is expected imminently. Can you recommend an efficient remortgage conveyancing practitioner in East Grinstead ?
You are on the wrong site if you are in need of a cheap conveyancing solicitors in East Grinstead. Our intention is to offer excellent value conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers offering low cost conveyancing in East Grinstead.At best, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in extras and still not receive the service expected.