Unfortunately I am unable to travel far from Essex. Is there a reason why all Essex conveyancers are not on all bank panels?
Banks tend to restrict either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have at least two partners. In addition to restricting the nature of firm, some banks made a decision to reduce the size of their panel they permit to act for them. You should note that banks have no accountability for the quality of conveyancing given by any Essex conveyancing practitioner on their panel. Increases in mortgage fraud was the primary trigger for the rationalisation of conveyancing panels from 2008 notwithstanding that there are contrary opinions about the extent of solicitor involvement in some of that fraud. Data via HMLR reveal that thousands of conveyancing firms only carry out one or two conveyances annually. Those supporting conveyancing panel culls ask why law firms deserve claim to be on a lender panel when clearly property law is not their primary expertise?
I am buying a property in Essex. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Skipton your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease does not meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Essex.
I am currently in the process of buying my council flat in Essex. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Yorkshire BS have agreed my home loan in principle, my offer on a flat in Essex has been accepted, what are the next steps?
The property agent will want to be informed of your lawyer's details (ensure that the conveyancers are on the bank’s approved list). Telephone Yorkshire BS or the broker and complete any outstanding paperwork. Yorkshire BS will sellect a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Essex.
I require expedited conveyancing in Essex as I am under pressure to complete within 3 weeks. Fortunately I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at free not to do searches although no conveyancer would recommend that you don't. With lots of history conveyancing in Essex the following are examples of issues that can show up and therefore affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
Taking into account that I will soon part with £400,000 on 3 bedroom house in Essex I would like to talk to a conveyancer regarding thehome move ahead of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your property ownership legalities in Essex.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Essex should be the figure that you are charged.
Me and my fiance are about to exchange buying a property in Essex but as a result of wreckage from the recent storms I have negotiated reparation from the vendor of £2k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process yet my lender will not agree to this. Should they have been approached?
The solicitor being on the bank conveyancing panel is required to advise the lender of any variations to the purchase figure. In the event that you prohibit your conveyancer to report the price change to your mortgage company then they would have to refrain from acting for you and the lender.