My wife and I are intending to buy a 2 bedroom apartment in Essex with a mortgage. We would like to retain our Essex conveyancer, but the bank says he's not on their "panel". It appears that we have no choice but to use one of the mortgage company panel solicitors or continue with our Essex lawyer as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to insist that the mortgage company use our Essex conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Essex conveyancing lawyer to apply to be on the conveyancing panel.
It is 10 years ago since I acquired my home in Essex. Conveyancing solicitors have now been appointed on the sale but I am unable to track down my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they may be in the possession of the solicitor who handled your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Essex relates to registered property but in the rare situation where your property is not registered it is more problematic but is not insurmountable.
I am aiming to move house in May. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Essex. Conveyancing solicitor was organised prior to coming across this site.
On the afternoon of completion you will need to pick up the house keys from the property agent however this should only happen when the previous owners lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you will need to tell the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can assist you in locating a residential property solicitor in Essex or a firm with expertise in conveyancing in Essex.
We have a mortgage agreed in principle with UBS. Essex conveyancing solicitors were selected. How long does it take for UBS to issue the offer to the conveyancer?
Some lenders take longer than others. Have UBS done the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Essex solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Essex solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
We're new on the property ladder - agreed a price, yet the property agent advised that the seller will only issue a contract if we instruct the agent's preferred lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family conveyancer used to conveyancing in Essex
It is improbable the sellers are behind this. Should the owner require ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your preferred Essex conveyancing firm - as opposed tothose that will give their negotiator at the agency a commission or hit his conveyancing thresholds pre-set by head office.
I am in need of some leasehold conveyancing in Essex. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Essex - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Essex Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
On the whole the outlay for major works are not included within maintenance charges, albeit that some managing agents in Essex obliged leaseholders to contribute towards a sinking fund and this is used to offset against major works. Does the lease include onerous restrictions? Is the freehold owned jointly by the leaseholders?