My husband and I are purchasing a 1 bedroom apartment in Gravesend with a mortgage. We have a Gravesend solicitor, however the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Gravesend solicitor and pay for one of their panel firms to act for them. We regard this is unjust; can we not demand that the lender use our Gravesend solicitor ?
Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Gravesend conveyancing solicitor to apply to be on the conveyancing panel.
Is it possible for conveyancing in Gravesend to be completed in 3 weeks?
Where you are under a tight deadline for your conveyancing we would recommend that your conveyancer is familiar with the location as they will make use of local contacts and intelligence. It is possible that they may have conducted previoushouses in the same street. You would be best advised to use a Gravesend conveyancing solicitor. Second, check that the lawyer is on the lender panel. It is claimed that just under twenty per cent of Gravesend conveyancing deals are held up or derailed after finding out that a buyer’s lawyer was not on their banks member panel. This can often result in the conveyancing being held up by an average of 21 days. It is said that this issue affects approximately 100,000 home sales every year. Many Gravesend conveyancing practices can not act for certain banks so do check as early as possible.
Having sold my house in Gravesend last June but my buyer keeps telephoning daily to moan that her conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?
After completion of your disposal your conveyancer should deliver the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where appropriate, your solicitor must also confirm that the legal charge in favour of the lender has been redeemed to the buyers conveyancers. There are no post completion steps unique to conveyancing in Gravesend.
My wife and I purchased a 4 bedroom Victorian house in Gravesend. Conveyancing practitioner acted for me and Barclays Direct. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gravesend and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
Should I be wary about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Gravesend conveyancing practice?
As with lots of professional services, often input from family and friends can be worth their weight in gold. But there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies may suggest solicitors to select. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the recommendation. You have the right to appoint your preferred lawyer. Don't forget that the majority of mortgage providers specify a panel list of lawyers you are obliged to use for the lender aspect of your transaction.